449 Sin Ming Avenue - 3 Units for Sale

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449 Sin Ming Avenue – PropertyGuru Market Pulse Insights

The project stays present in local property search patterns among people reviewing options in the Ang Mo Kio / Bishan / Thomson area, according to PropertyGuru's 30-day search trends.

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

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 900K
  • Avg PSF: S$ 680 psf (46.55% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,272 psf)
  • Available Units: 2
• 4-Bedroom Units:
  • Avg Asking Price: S$ 850K
  • Avg PSF: S$ 642 psf (63.95% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,782 psf)
  • Available Units: 1

Key Takeaway: Market interest is currently focused on the 3-bedroom configurations which represent the majority of the limited available inventory. The 4-bedroom units occupy a particularly scarce position with only a single listing, yet they offer a significant pricing discount relative to the broader district average. Overall, the development is positioned as a highly competitive value proposition within the local market, with asking prices sitting well below the regional benchmarks. This pricing discipline suggests the property remains an accessible entry point for seekers prioritizing space in a well-established residential enclave.

Location & Lifestyle Highlights — 449 Sin Ming Avenue

670m (8 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 Orchard Road.

Living at 449 Sin Ming Avenue puts you in a mature residential area where modern efficiency meets everyday practicality. It is a spot that works perfectly for those who value a balanced pace of life with everything from reputable schools to popular local eateries right at their doorstep.

Nearby hotspots:

MRT Stations:

• UPPER THOMSON MRT STATION (638m, 7-8 mins) — Another convenient rail option nearby that connects you quickly to the city and northern parts of Singapore.

Bus Stops (28 within 1 km):

• BLK 454 (364m, 4-5 mins) — Very close by for residents needing quick bus connections to the surrounding estate.
• OPP BLK 454 (371m, 4-5 mins) — Provides easy access to various bus routes for a smooth daily commute around the island.

Education & Early Learning:

• MAPLE BEAR ACADEMY PTE. LTD. (292m, 3-4 mins) — A well-regarded preschool located just a short walk away, making morning drop-offs very easy for parents.
• AI TONG SCHOOL (461m, 5-6 mins) — A highly sought-after primary school within a comfortable walking distance, which is a huge plus for families with young children.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (350m, 4-5 mins) — Quality early childhood education located nearby for convenient childcare options.

Healthcare & Wellness:

• JIREH VETERINARY CLINIC (523m, 6-7 mins) — Handy for pet owners in the area to have professional veterinary care within walking distance.
• Y C GOH CLINIC SURGERY FOR WOMEN (691m, 8-9 mins) — Specialized medical services available nearby for women's healthcare needs.
• GUARDIAN (789m, 9-10 mins) — A reliable pharmacy for picking up daily health essentials and prescriptions.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (664m, 7-8 mins) — Perfect for high-quality grocery shopping and daily necessities in a comfortable mall setting.
• THOMSON PLAZA (695m, 8-9 mins) — A popular local mall that offers a wide variety of retail shops and services for the whole family.
• SHENG SIONG - THOMSON IMPERIAL COURT (1095m, 13-14 mins) — A great alternative for affordable groceries and household items.

Dining & Food:

• ISLAMIC FOOD PARADISE (368m, 4-5 mins) — A nearby spot for quick and tasty local meals just a few minutes from home.
• SO GOOD CHAR CHAN TANG (456m, 5-6 mins) — Enjoy popular Hong Kong-style cafe food without having to travel far.
• SHI LI FANG (667m, 7-8 mins) — A great option for family hotpot dinners located conveniently within the Thomson area.

Highly attractive for: Young Families, Education-focused Parents, and Practical Investors.

Market & Rental Insights

449 Sin Ming Avenue has experienced a notable adjustment in its price per square foot over the recent period.

• PSF Appreciation: S$734.5 → S$650 over recent years (-11.5%) from 2024 - 2025.
• PG Pulse Insight: The project has seen a downward trend in PSF values recently, suggesting a period of price consolidation for 449 Sin Ming Avenue.

Published date: July 1, 2026