454 Sin Ming Avenue - 2 Units for Sale

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454 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Recent search patterns suggest the development retains a visible place in area-level property browsing, drawing on 30 days of PropertyGuru search activity. Within the Ang Mo Kio / Bishan / Thomson market, it continues to feature as an option for buyers exploring established residential estates.

Most-searched Units: 4-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 794K
  • Avg PSF: S$ 700 psf (47.98% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,345 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 4-Bedroom configurations as the primary focus for those browsing this development. While the most-searched layout reflects a desire for larger family spaces, the available 3-bedroom inventory is positioned at a significant 47.98% discount relative to the broader district average. This substantial price gap suggests the property offers a highly competitive entry point for buyers prioritizing value over newer district benchmarks. Such pricing discipline, combined with the concentration of interest in larger formats, supports steady market relevance for the project's limited listings.

Location & Lifestyle Highlights — 454 Sin Ming Avenue 420m (5 mins) to BRIGHT HILL MRT STATION — This station serves as a vital interchange on the Thomson-East Coast Line, providing a direct and efficient link to the Central Business District and Orchard Road. 454 Sin Ming Avenue offers a practical and well-connected living environment that balances daily convenience with a quiet residential feel. The location is perfect for those who value being within walking distance of essential transit nodes and a diverse range of local food options. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (887m, 10-11 mins) — Another nearby rail option on the Thomson-East Coast Line for flexible travel across the island.

Bus Stops (24 within 1 km):

• BLK 454 (52m, 1 min) — Extremely close bus access for quick trips around the Sin Ming and Bishan areas.
• OPPOSITE BLK 454 (75m, 1 min) — Conveniently located stop for residents returning home from various parts of the city.

Education & Early Learning:

• AI TONG SCHOOL (298m, 3-4 mins) — A highly reputable primary school located just a short walk away, making it very convenient for young families.
• STAR LEARNERS RESPECT PTE. LTD. (338m, 4-5 mins) — Nearby preschool option providing quality early childhood education within the neighborhood.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (367m, 4-5 mins) — Accessible childcare services that support working parents in the area.

Healthcare & Wellness:

• JIREH VETERINARY CLINIC (386m, 4-5 mins) — Professional pet care services located nearby for the convenience of pet owners.
• KIDSNEXUS PAEDIATRIC CENTEE (776m, 9-10 mins) — Specialized medical care for children within easy reach of the residence.
• Y C GOH CLINIC SURGERY FOR WOMEN (779m, 9-10 mins) — Dedicated healthcare facility for women's wellness and medical needs.

Shopping & Retail:

• THOMSON PLAZA (775m, 9-10 mins) — A popular suburban mall offering a wide variety of retail shops, services, and lifestyle needs.
• FAIRPRICE (827m, 9-10 mins) — Reliable supermarket for all your daily groceries and household essentials.
• NTUC FAIRPRICE FINEST - THOMSON PLAZA (864m, 10-11 mins) — Premium grocery shopping experience with a broader selection of international products.

Dining & Food:

• SO GOOD CHAR CHAN TANG (426m, 5-6 mins) — Local dining spot perfect for a quick and casual Hong Kong-style meal.
• ISLAMIC FOOD PARADISE (456m, 5-6 mins) — Nearby eatery providing diverse food choices for residents in the immediate vicinity.
• STARBUCKS (766m, 9-10 mins) — Familiar coffee house for meetings, work, or a relaxing weekend break.

Highly attractive for: Young Families, Urban Professionals, Investors

Market & Rental Insights

454 Sin Ming Avenue demonstrates a stable market character with marginal capital growth in the residential segment.

• PSF Appreciation:S$715 → S$720 over recent years (+0.7%) from 2024 - 2025.
• PG Pulse Insight: The project maintains a steady valuation with a +0.7% PSF increase, reflecting a consistent pricing trend despite limited recent transaction volume.

Published date: September 16, 2026