Blk 449 Sin Ming Ave
Block 449 Sin Ming Avenue, Bishan · S570449 · 95 resale transactions since 1993
4-room
$750k
$676 psf · 1 sale
Typically 103 sqm
5-room
$850k
$642 psf · 1 sale
Typically 123 sqm
Executive
–
No sales in 12 months · last $1.28M in Sep 2024
12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.
Price history
Each dot is one sale; the line is the median per quarter.
What's a flat here worth?
What a higher floor adds · 5-room
Around here, each floor up adds about 1.1% to the price of a 5-room flat in the same block. Storeys 07–09 sell for 3% more than storeys 04–06.
Storeyvs lowestSales
04–06–10
07–09+3%8
5-room sales over the last 5 years in blocks within 500 m in Bishan, this one included (18 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. View and facing also play a part.
Lease timeline
- Now (2026): 62 years left. CPF and an HDB loan can be used in full if the youngest buyer is 33 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
- 2029: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
- 2039: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
- 2049: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
- 2059: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
- 2069: 20 years left. No more HDB loans: they must end 20 years before the lease.
- 2089: the lease ends and the flat goes back to HDB.
From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →
Block facts
- Lease
- 99 years from 1990 · 62 years left (ends 2089)
- Completed
- 1988
- Storeys
- 12
- Flats
- 80 (58 × 4-room, 16 × 5-room, 6 × Executive)
- Postal code
- Singapore 570449
- Nearest station
- Upper Thomson MRT · 310 m (about 5 min walk)
- Nearest hawker centre
- Shunfu Road Blk 320 (Shunfu Mart) · 980 m
Primary schools nearby
Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.
Within 1 km
- Ai Tong School 360 m
1–2 km
- Ang Mo Kio Primary School 1.6 km
- Catholic High School 1.6 km
- CHIJ St. Nicholas Girls' School 1.7 km
Location
Nearby blocks · 5-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 450 Sin Ming Ave | 50 m | 62y | $1.18M | $873 | 1 |
| Blk 455 Sin Ming Ave | 60 m | 62y | $970k | $739 | 1 |
| Blk 448 Bright Hill Dr | 60 m | 62y | $888k | $671 | 1 |
| Blk 445 Sin Ming Ave | 110 m | 62y | $950k | $723 | 1 |
| Blk 447 Bright Hill Dr | 130 m | 62y | $1.12M | $866 | 1 |
| Blk 453 Sin Ming Ave | 130 m | 62y | $994k | $754 | 2 |
| Blk 446 Bright Hill Dr | 170 m | 62y | $1.16M | $882 | 1 |
| Blk 444 Sin Ming Ave | 170 m | 62y | $980k | $728 | 2 |
5-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Oct 2026 | 5-room | 01–03 | 123 | Improved | 62y | $850,000 | $642 |
| Jul 2026 | 4-room | 10–12 | 103 | Model A | 63y | $750,000 | $676 |
| May 2025 | 4-room | 01–03 | 110 | Model A | 64y | $770,000 | $650 |
| Sep 2024 | Executive | 10–12 | 189 | Maisonette | 64y | $1,280,000 | $629 |
| Jul 2024 | 4-room | 10–12 | 105 | Model A | 65y | $820,000 | $726 |
| May 2024 | 4-room | 07–09 | 105 | Model A | 65y | $840,000 | $743 |
| Jan 2024 | 4-room | 10–12 | 105 | Model A | 65y | $845,000 | $748 |
| Apr 2022 | 4-room | 10–12 | 103 | Model A | 67y | $650,000 | $586 |
| Mar 2022 | 4-room | 07–09 | 105 | Model A | 67y | $700,000 | $619 |
| Nov 2021 | Executive | 10–12 | 199 | Maisonette | 67y | $980,000 | $458 |
| Sep 2021 | 4-room | 04–06 | 105 | Model A | 67y | $618,000 | $547 |
| Mar 2021 | 5-room | 01–03 | 123 | Improved | 68y | $609,688 | $461 |
| Mar 2021 | 4-room | 10–12 | 103 | Model A | 68y | $600,000 | $541 |
| Feb 2021 | 4-room | 04–06 | 105 | Model A | 68y | $536,000 | $474 |
| Dec 2020 | 4-room | 01–03 | 105 | Model A | 68y | $540,000 | $478 |
| Sep 2020 | 4-room | 01–03 | 105 | Model A | 68y | $532,000 | $471 |
| Aug 2020 | Executive | 10–12 | 186 | Maisonette | 68y | $958,000 | $479 |
| Feb 2019 | 5-room | 10–12 | 123 | Improved | 70y | $750,000 | $566 |
| Oct 2018 | 4-room | 04–06 | 105 | Model A | 70y | $548,000 | $485 |
| Jun 2018 | 4-room | 01–03 | 106 | Model A | 71y | $535,000 | $469 |
| Dec 2017 | 4-room | 01–03 | 106 | Model A | 71y | $512,000 | $449 |
| Sep 2017 | 4-room | 07–09 | 114 | Model A | 71y | $600,000 | $489 |
| Aug 2017 | 4-room | 10–12 | 105 | Model A | 71y | $510,000 | $451 |
| Jul 2016 | 5-room | 01–03 | 123 | Improved | 73y | $600,000 | $453 |
| Nov 2015 | 4-room | 10–12 | 107 | Model A | 73y | $468,000 | $406 |
| Oct 2015 | 4-room | 07–09 | 106 | Model A | 73y | $493,000 | $432 |
| Apr 2014 | 4-room | 01–03 | 105 | Model A | 75y | $480,000 | $425 |
| Nov 2013 | 4-room | 04–06 | 103 | Model A | 75y | $495,000 | $446 |
| Oct 2013 | 5-room | 07–09 | 123 | Improved | 75y | $630,888 | $477 |
| Aug 2013 | 4-room | 10–12 | 94 | New Generation | 75y | $463,000 | $458 |
| Jun 2012 | 4-room | 10–12 | 105 | Model A | 77y | $465,000 | $411 |
| Apr 2011 | 4-room | 01–03 | 106 | Model A | 78y | $410,000 | $359 |
| Jul 2010 | 5-room | 07–09 | 123 | Improved | 79y | $483,888 | $365 |
| Feb 2010 | 4-room | 01–03 | 106 | Model A | 79y | $373,000 | $327 |
| Dec 2009 | 4-room | 10–12 | 103 | Model A | 79y | $370,000 | $334 |
| Nov 2009 | 5-room | 07–09 | 123 | Improved | 79y | $472,888 | $357 |
| Oct 2009 | 5-room | 10–12 | 123 | Improved | 79y | $455,000 | $344 |
| Oct 2009 | 4-room | 01–03 | 105 | Model A | 79y | $361,000 | $319 |
| Nov 2008 | 4-room | 07–09 | 106 | Model A | 80y | $365,000 | $320 |
| Dec 2007 | Executive | 10–12 | 189 | Maisonette | 81y | $530,000 | $261 |
| Jun 2007 | 4-room | 10–12 | 107 | Model A | 82y | $274,000 | $238 |
| Jan 2007 | 5-room | 04–06 | 123 | Improved | 82y | $318,000 | $240 |
| Jan 2007 | 4-room | 01–03 | 110 | Model A | 82y | $263,000 | $222 |
| Nov 2006 | 4-room | 07–09 | 110 | Model A | 82y | $287,600 | $243 |
| Jun 2006 | 4-room | 10–12 | 103 | Model A | 83y | $270,000 | $244 |
| Jun 2006 | 4-room | 04–06 | 105 | Model A | 83y | $255,000 | $226 |
| Dec 2005 | 4-room | 07–09 | 114 | Model A | 83y | $302,000 | $246 |
| Feb 2005 | 4-room | 07–09 | 114 | Model A | 84y | $294,000 | $240 |
| Sep 2004 | 5-room | 01–03 | 123 | Improved | 84y | $315,000 | $238 |
| Jul 2004 | 4-room | 04–06 | 105 | Model A | 85y | $264,000 | $234 |
| Jul 2004 | 4-room | 01–03 | 105 | Model A | 85y | $250,000 | $221 |
| Oct 2003 | 4-room | 01–03 | 105 | Model A | 85y | $260,500 | $230 |
| Jan 2002 | 4-room | 04–06 | 105 | Model A | 87y | $278,000 | $246 |
| Aug 2001 | Executive | 10–12 | 199 | Maisonette | 87y | $475,000 | $222 |
| Aug 2001 | 5-room | 07–09 | 123 | Improved | 87y | $372,000 | $281 |
| Jul 2001 | 4-room | 04–06 | 106 | Model A | 88y | $282,000 | $247 |
| Jan 2001 | 4-room | 10–12 | 105 | Model A | 88y | $308,000 | $273 |
| Oct 2000 | 4-room | 10–12 | 94 | New Generation | 88y | $271,000 | $268 |
| Oct 2000 | 4-room | 07–09 | 114 | Model A | 88y | $336,800 | $274 |
| May 2000 | Executive | 10–12 | 187 | Maisonette | 89y | $529,000 | $263 |
| May 2000 | Executive | 10–12 | 186 | Maisonette | 89y | $528,000 | $264 |
| May 2000 | 4-room | 01–03 | 105 | Model A | 89y | $301,000 | $266 |
| Sep 1999 | 4-room | 04–06 | 94 | New Generation | 89y | $244,000 | $241 |
| Jul 1999 | 4-room | 04–06 | 110 | Model A | 90y | $306,000 | $258 |
| Jun 1999 | 4-room | 07–09 | 106 | Model A | 90y | $290,000 | $254 |
| May 1999 | 5-room | 07–09 | 123 | Improved | 90y | $391,000 | $295 |
| May 1999 | 4-room | 01–03 | 110 | Model A | 90y | $286,000 | $242 |
| May 1999 | 4-room | 04–06 | 105 | Model A | 90y | $290,000 | $257 |
| Apr 1999 | 5-room | 04–06 | 123 | Improved | 90y | $392,000 | $296 |
| Mar 1999 | 4-room | 01–03 | 110 | Model A | 90y | $294,000 | $248 |
| Nov 1998 | 4-room | 10–12 | 103 | Model A | 90y | $305,000 | $275 |
| Jun 1998 | 5-room | 04–06 | 123 | Improved | 91y | $415,000 | $313 |
| Apr 1998 | 4-room | 07–09 | 106 | Model A | 91y | $312,800 | $274 |
| Mar 1998 | 5-room | 01–03 | 123 | Improved | 91y | $430,000 | $325 |
| Mar 1998 | 5-room | 01–03 | 123 | Improved | 91y | $419,500 | $317 |
| Dec 1997 | 4-room | 01–03 | 106 | Model A | 91y | $348,000 | $305 |
| May 1997 | 4-room | 07–09 | 106 | Model A | 92y | $385,000 | $337 |
| Mar 1997 | 4-room | 04–06 | 107 | Model A | 92y | $372,000 | $323 |
| Dec 1996 | 5-room | 07–09 | 123 | Improved | 92y | $493,000 | $372 |
| May 1996 | 5-room | 07–09 | 123 | Improved | 93y | $510,000 | $385 |
| Apr 1996 | 4-room | 01–03 | 110 | Model A | 93y | $330,000 | $279 |
| Mar 1996 | 4-room | 04–06 | 105 | Model A | 93y | $335,000 | $296 |
| Jan 1996 | 4-room | 07–09 | 105 | Model A | 93y | $330,000 | $292 |
| Jan 1996 | 4-room | 04–06 | 105 | Model A | 93y | $303,000 | $268 |
| Dec 1995 | 4-room | 04–06 | 103 | Model A | 93y | $298,000 | $269 |
| Dec 1995 | 4-room | 01–03 | 110 | Model A | 93y | $352,000 | $297 |
| Nov 1995 | 4-room | 01–03 | 105 | Model A | 93y | $300,000 | $265 |
| Aug 1995 | 4-room | 10–12 | 103 | Model A | 93y | $310,000 | $280 |
| Jun 1995 | 4-room | 01–03 | 105 | Model A | 94y | $265,000 | $234 |
| Apr 1995 | 4-room | 04–06 | 105 | Model A | 94y | $280,000 | $248 |
| Mar 1995 | 5-room | 10–12 | 123 | Improved | 94y | $380,000 | $287 |
| Feb 1995 | 4-room | 01–03 | 106 | Model A | 94y | $265,000 | $232 |
| Jan 1995 | 4-room | 01–03 | 106 | Model A | 94y | $268,000 | $235 |
| Jul 1994 | 4-room | 07–09 | 114 | Model A | 95y | $230,000 | $187 |
| Oct 1993 | 4-room | 01–03 | 105 | Model A | 95y | $228,000 | $202 |