445 Sin Ming Avenue - 2 Units for Sale

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445 Sin Ming Avenue – PropertyGuru Market Pulse Insights

The development remains visible within ongoing local property search behaviour over the past 30 days in the Ang Mo Kio / Bishan / Thomson area. According to PropertyGuru data, this project continues to surface in the consideration set for property seekers exploring options in this specific region. This steady presence suggests that the property maintains its relevance among active market participants looking for established residential opportunities.

Most-searched Units: 4-Bedroom

Popular preferences: Corner Unit, Balcony, Tennis Court, Maidsroom

Pricing by Unit Types:

• 4-Bedroom Units:
  • Avg Asking Price: S$ 915K
  • Avg PSF: S$ 746 psf (60.36% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,881 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards 4-Bedroom configurations as the primary focus for those browsing this development. With only a single unit currently listed, the limited inventory profile creates a high-demand dynamic for larger family-sized layouts. The property represents a significant value proposition, as its average pricing sits at a 60.36% discount relative to the broader district average. This competitive entry point combined with specific features like corner units and balconies likely supports steady interest from budget-conscious buyers seeking space in a prime location.

Location & Lifestyle Highlights — 445 Sin Ming Avenue 590m (7 mins) to BRIGHT HILL MRT STATION — This station provides a direct link to the Thomson-East Coast Line, making your daily commute to the city center and northern regions much faster and more efficient. 445 Sin Ming Avenue offers a practical and modern living environment that perfectly balances quiet residential life with the efficiency of a well-connected urban hub. It is a great choice for those who value a straightforward, high-quality lifestyle in a mature neighborhood. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (603m, 7-8 mins) — Another convenient rail option nearby that connects you easily to the Orchard shopping belt and beyond.

Bus Stops (27 within 1 km):

• AI TONG SCHOOL (483m, 5-6 mins) — A very close stop that serves several local routes for quick trips around the estate.
• SIN MING AVENUE (488m, 5-6 mins) — Handy for residents who prefer taking the bus for their everyday neighborhood errands.

Education & Early Learning:

• MAPLE BEAR ACADEMY PTE. LTD. (214m, 2-3 mins) — A reputable preschool just a short walk away, making morning drop-offs very easy for parents.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (272m, 3-4 mins) — Quality early childhood education located right in the immediate vicinity for young families.
• AI TONG SCHOOL (383m, 4-5 mins) — A highly sought-after primary school within a very short walking distance, which is a huge plus for local families.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (656m, 7-8 mins) — Specialized medical care for women located conveniently close to home.
• KIDSNEXUS PAEDIATRIC CENTEE (729m, 8-9 mins) — Dedicated pediatric services nearby to ensure children get the medical attention they need quickly.
• GUARDIAN (754m, 9-10 mins) — A reliable pharmacy for all your daily health essentials and prescription needs.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (629m, 7-8 mins) — A premium supermarket choice for high-quality groceries and fresh produce.
• THOMSON PLAZA (660m, 7-8 mins) — A popular neighborhood mall that offers a wide variety of retail shops and essential services.
• THOMSON V TWO (835m, 10-11 mins) — A boutique retail space that provides more unique shopping and service options for residents.

Dining & Food:

• ISLAMIC FOOD PARADISE (290m, 3-4 mins) — A very close dining spot perfect for a quick and tasty local meal any time of the day.
• SO GOOD CHAR CHAN TANG (378m, 4-5 mins) — Enjoy popular Hong Kong-style dishes just a few minutes' walk from your doorstep.
• SHI LI FANG (631m, 7-8 mins) — A great hotpot option nearby for family dinners or gatherings with friends.

Highly attractive for: Young Families, Urban Professionals, Investors, and Established Couples.

Market & Rental Insights

445 Sin Ming Avenue demonstrates significant capital growth and strong income potential for property owners.

• PSF Appreciation: S$623 → S$741 over recent years (+18.94%) from 2023 - 2026.
• Expected Rental Yield: At 5.04%, this reflects a strong return for investors.
• Transactions: 3 rental transactions in the last 6 months and 2 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 5.04% and substantial PSF appreciation of 18.94%, the project presents a compelling investment profile despite limited transaction volume.

Published date: May 25, 2026