444 Sin Ming Avenue - 3 Units for Sale

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444 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Current search activity indicates that the project still features in the Ang Mo Kio / Bishan / Thomson market's browsing mix, drawing on 30 days of PropertyGuru search activity. This development remains visible within recent property browsing patterns as buyers evaluate options in the surrounding area.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 1.28M
  • Avg PSF: S$ 991 psf (27.44% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,365 psf)
  • Available Units: 1
• 4-Bedroom Units:
  • Avg Asking Price: S$ 1.02M
  • Avg PSF: S$ 789 psf (60.81% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 2,014 psf)
  • Available Units: 1

Key Takeaway: Recent market demand indicators point strongly towards the 3-Bedroom configurations as the preferred choice for buyers. With only a single listing available for each unit type, the current inventory profile reflects a highly selective market presence. Overall, the property is positioned at a significant discount relative to the broader district average, offering a competitive entry point for the area. This pricing advantage combined with limited supply suggests a stable environment for buyers seeking value in a mature location.

Location & Lifestyle Highlights — 444 Sin Ming Avenue 520m (6 mins) to BRIGHT HILL MRT STATION — This station serves as a vital interchange on the Thomson-East Coast Line, offering residents a direct and efficient commute to the Orchard shopping belt and the Central Business District. 444 Sin Ming Avenue offers a practical and well-connected living experience in a mature residential area known for its balance of quiet charm and modern convenience. The location is perfect for those who value being within walking distance of both nature-rich parks and essential urban amenities. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (552m, 6-7 mins) — Another nearby rail option on the Thomson-East Coast Line that makes traveling across the island much faster.

Bus Stops (29 within 1 km):

• AI TONG SCHOOL (412m, 4-5 mins) — Convenient bus access for students and residents heading towards the Sin Ming and Bishan areas.
• SIN MING AVENUE (417m, 5-6 mins) — Multiple bus services available here for easy daily travel around the neighborhood.

Education & Early Learning:

• AI TONG SCHOOL (312m, 3-4 mins) — A highly regarded primary school located just a short walk away, making it very convenient for young families.
• MAPLE BEAR ACADEMY PTE. LTD. (144m, 1-2 mins) — Quality early childhood education right at your doorstep for peace of mind.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (202m, 2-3 mins) — Reliable preschool option nearby that supports working parents with young children.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (605m, 7-8 mins) — Specialized medical care for women located within the nearby commercial hub.
• KIDSNEXUS PAEDIATRIC CENTEE (679m, 8-9 mins) — Dedicated pediatric services nearby to ensure children's health is well looked after.
• GUARDIAN (704m, 8-9 mins) — Handy pharmacy for daily health essentials and personal care needs.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (579m, 6-7 mins) — Premium grocery shopping for fresh produce and quality international ingredients.
• THOMSON PLAZA (610m, 7-8 mins) — A popular suburban mall with a wide variety of retail shops and essential services.
• THOMSON V TWO (765m, 9-10 mins) — Boutique retail and lifestyle destination for a more relaxed shopping experience.

Dining & Food:

• ISLAMIC FOOD PARADISE (220m, 2-3 mins) — Local dining spot just around the corner for a quick and easy meal.
• SO GOOD CHAR CHAN TANG (308m, 3-4 mins) — Popular casual eatery nearby perfect for breakfast or a mid-day tea break.
• SHI LI FANG (581m, 6-7 mins) — Well-known hotpot restaurant located in the nearby mall for family dinners.

Highly attractive for: Young Families, Urban Professionals, Investors

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: October 2, 2026