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 on PropertyGuru. According to data from the most recent month, it continues to feature in the browsing mix for buyers looking within the Ang Mo Kio / Bishan / Thomson area.

Most-searched Units: 3-Bedroom

Popular preferences: Tennis Court, Corner Unit, Renovated, Gym, Air-Conditioning, Balcony, Maidsroom

Pricing by Unit Types:

• 4-Bedroom Units:
  • Avg Asking Price: S$ 838K
  • Avg PSF: S$ 714 psf (64.53% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 2,014 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the preferred choice for those exploring this property. With only a single 4-Bedroom unit currently listed, the available inventory represents a highly selective entry point into the market. The project overall offers a significant value proposition, with pricing positioned at a substantial discount relative to the broader Ang Mo Kio / Bishan / Thomson district average. Such a high-value, low-inventory profile typically supports steady interest from buyer seekers focused on affordability within established residential hubs.

Location & Lifestyle Highlights — 445 Sin Ming Avenue 590m (7 mins) to BRIGHT HILL MRT STATION — This station serves as a key interchange on the Thomson-East Coast Line and future Cross Island Line, making trips to Orchard or the East Coast very straightforward. Living at 445 Sin Ming Avenue offers a practical and efficient lifestyle where daily essentials and reputable schools are just a short walk away. It is a well-connected spot that balances quiet residential living with the convenience of having Thomson Plaza and various local eateries right in the neighborhood. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (603m, 7-8 mins) — A handy alternative on the Thomson-East Coast Line that gets you to the city area in just a few stops.

Bus Stops (27 within 1 km):

• AI TONG SCHOOL (483m, 5-6 mins) — Convenient bus access for students and parents heading towards the Bright Hill area.
• SIN MING AVENUE (488m, 5-6 mins) — Multiple bus services available here for easy travel around the Bishan and Thomson neighborhoods.

Education & Early Learning:

• MAPLE BEAR ACADEMY PTE. LTD. (214m, 2-3 mins) — A very close option for quality early childhood education right at your doorstep.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (272m, 3-4 mins) — Another nearby preschool choice that makes the morning school run much easier for parents.
• AI TONG SCHOOL (383m, 4-5 mins) — A highly sought-after primary school located within a very short walking distance for families.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (656m, 7-8 mins) — Specialized medical care for women located conveniently within the Thomson area.
• KIDSNEXUS PAEDIATRIC CENTEE (729m, 8-9 mins) — Professional pediatric services nearby to support the health needs of young children.
• GUARDIAN (754m, 9-10 mins) — A reliable pharmacy for picking up daily health essentials and prescriptions.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (629m, 7-8 mins) — Great for premium grocery shopping and daily household needs in a comfortable mall setting.
• THOMSON PLAZA (660m, 7-8 mins) — A popular local mall with a variety of retail shops, enrichment centers, and services.
• THOMSON V TWO (835m, 10-11 mins) — A boutique retail space offering more specialized shops and lifestyle services.

Dining & Food:

• ISLAMIC FOOD PARADISE (290m, 3-4 mins) — A quick walk for local food options right in the immediate neighborhood.
• SO GOOD CHAR CHAN TANG (378m, 4-5 mins) — Enjoy popular Hong Kong-style cafe dishes just a few minutes away from home.
• SHI LI FANG (631m, 7-8 mins) — A well-known hotpot spot in Thomson Plaza for family dinners and gatherings.

Colleges & Private Schools:

• SINGA COLLEGE OF BUILT ENVIRONMENT (736m, 8-9 mins) — Specialized training facility located within easy reach for adult learners.
• HFSE INTERNATIONAL SCHOOL (882m, 10-11 mins) — An additional educational pathway located nearby for diverse learning needs.

Convenience Stores & Places of Worship:

• 7-ELEVEN (598m, 7-8 mins) — Perfect for quick snacks or emergency supplies at any time of the day.
• CHURCH OF SINGAPORE (864m, 10-11 mins) — A local community landmark and place of worship within walking distance.

Highly attractive for: Young Families, Education-focused Parents, Urban Professionals, and Savvy Investors.

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: October 2, 2026