444 Sin Ming Avenue - 1 Units for Sale

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444 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Current search activity indicates the project still features in the Ang Mo Kio / Bishan / Thomson market's browsing mix, drawing on 30 days of PropertyGuru search activity. The development remains visible within the local landscape as property seekers evaluate their options in this established residential enclave.

Pricing by Unit Types:

• 4-Bedroom Units:
  • Avg Asking Price: S$ 910K
  • Avg PSF: S$ 704 psf (61% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,806 psf)
  • Available Units: 1

Key Takeaway: The 4-Bedroom configurations represent the primary point of entry for this development, offering a significant value proposition for those seeking larger living spaces. With the average pricing sitting 61% lower than the broader district average, the property serves as a highly competitive alternative within the local HDB segment. The limited inventory of just one available unit suggests a tight supply-demand dynamic that may support price stability for well-maintained listings. This pricing discipline, combined with the project's relative affordability, continues to attract selective interest from budget-conscious families.

Location & Lifestyle Highlights — 444 Sin Ming Avenue 520m (6 mins) to BRIGHT HILL MRT STATION — This station serves as a vital link on the Thomson-East Coast Line, offering residents a direct and efficient route towards the Central Business District and northern regions. Located in a mature and well-connected part of Sin Ming, this project offers a practical and efficient home base for those who value being close to established schools and daily conveniences. It is a great spot for anyone looking for a balanced lifestyle where everything you need for work and family life is just a short walk away. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (552m, 6-7 mins) — Provides an additional commuting option on the Thomson-East Coast Line, making it very easy to reach Orchard Road and other key areas.

Bus Stops (29 within 1 km):

• AI TONG SCHOOL (412m, 4-5 mins) — Conveniently located for residents to hop on various bus services that ply the Sin Ming and Bright Hill areas.
• SIN MING AVENUE (417m, 5-6 mins) — Offers frequent bus connections that help bridge the gap to nearby MRT stations and neighborhood hubs.

Education & Early Learning:

• MAPLE BEAR ACADEMY PTE. LTD. (144m, 1-2 mins) — A very close option for parents seeking quality early childhood education right at their doorstep.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (202m, 2-3 mins) — Another nearby preschool choice that makes the morning school run quick and stress-free for young families.
• AI TONG SCHOOL (312m, 3-4 mins) — A highly regarded primary school located within a very short walking distance, which is a huge plus for families with school-going children.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (605m, 7-8 mins) — Specialized medical services for women are available nearby for routine check-ups and healthcare needs.
• KIDSNEXUS PAEDIATRIC CENTEE (679m, 8-9 mins) — Having a dedicated pediatric clinic close by provides great peace of mind for parents with young children.
• GUARDIAN (704m, 8-9 mins) — A reliable pharmacy located within Thomson Plaza for all your daily health and personal care essentials.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (579m, 6-7 mins) — Perfect for grocery shopping with a wide selection of premium products and daily necessities.
• THOMSON PLAZA (610m, 7-8 mins) — A well-established suburban mall that serves as the main lifestyle hub for dining, shopping, and enrichment classes in the area.
• THOMSON V TWO (765m, 9-10 mins) — Offers a variety of boutique shops and services that add to the retail diversity of the neighborhood.

Dining & Food:

• ISLAMIC FOOD PARADISE (220m, 2-3 mins) — A very close dining spot for residents looking for a quick and tasty local meal.
• SO GOOD CHAR CHAN TANG (308m, 3-4 mins) — A popular place nearby to enjoy Hong Kong-style cafe food in a casual setting.
• SHI LI FANG (581m, 6-7 mins) — A great option for families and friends to enjoy a hotpot meal together at Thomson Plaza.

Highly attractive for: Young Families, Urban Professionals, Established Couples

Market & Rental Insights

444 Sin Ming Avenue presents a market profile characterized by a recent adjustment in capital values alongside a focus on rental performance.

• PSF Appreciation: S$761.5 → S$728 over recent years (-4.4%) from 2024 - 2025.
• Expected Rental Yield: At 4.78%, this reflects a healthy return for investors.
• Transactions: 2 rental transactions in the last 6 months, showing modest rental activity.
• PG Pulse Insight: While the project has seen a -4.4% shift in PSF, the healthy rental yield of 4.78% and modest rental activity suggest it remains a functional choice for yield-focused observers.

Published date: June 16, 2026