445 Sin Ming Avenue
445 Sin Ming Avenue is a commercial building in District 20 · Bishan, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.9. ACRA records 0 live company registrations at this address.
What are the key facts about 445 Sin Ming Avenue?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.9
- Tenure
- Not on record
- District / Area
- District 20 · Bishan
- Address
- —
- Land area
- 63,643 sqm
- Completed
- 1988 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- City Fringe
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 0
No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.
About 445 Sin Ming Avenue
445 Sin Ming Avenue is a mixed-use building in Bishan (District 20). It is located along Sin Ming Avenue, Singapore 570445.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.9.
It occupies roughly 63,643 sqm of land with about 186,619 sqm of gross floor area.
13 businesses are currently registered at this address with ACRA.
The nearest MRT is Upper Thomson MRT, 495 m away (about a 8-minute walk). The closest bus stop (Blk 454) is 169 m away (about a 3-minute walk). Thomson Plaza is 458 m away (about a 7-minute walk).
What is 445 Sin Ming Avenue zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.9
What does space at 445 Sin Ming Avenue rent for?
Retail space — District 20 retail
Region band · 2026Q3S$ per sq ft per month
A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 20 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.
Source: URA REALIS retail rental analysis (district × floor × size grid).
Market context around 445 Sin Ming Avenue
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What's been approved at 445 Sin Ming Avenue?
- 7 Jan 2011Agency worksAdditions & alterations
Acknowledgement of plan lodgment submission proposed addition & alteration to existing part 1st storey void deck for childcare centre extension on lot 13132v mk18 at hdb block 445 sin ming avenue (bishan planning area)
Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).
What do commercial rents run near 445 Sin Ming Avenue?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $133.15 | $188.46 | $400.81 |
| B1 & Below · 30 & Below | $619.37 | $706.67 | $790.91 |
| B1 & Below · >30 - 100 | $297.17 | $316.52 | $350.31 |
| Level 1 · >30 - 100 | $70.71 | $96.43 | $227.01 |
| Level 2 & 3 · >30 - 100 | $130.42 | $267.72 | $324.88 |
| Level 1 · >100 - 300 | $68.64 | $87.36 | $129.01 |
URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.
What is near 445 Sin Ming Avenue?
Getting around
- Upper Thomson MRT495 m · ~8 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 445 Sin Ming Avenue
nearest MRT/LRT Upper Thomson (TE8) 331 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 9,841 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 23,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.
A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.
Stations within 1 km
- Upper Thomson (TE8)331 m · about 21,000 weekday taps
- Bright Hill (TE7)393 m · about 15,000 weekday taps
Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 445 Sin Ming Avenue. Transfers between lines don't tap, so interchanges read low.
Bus
7 bus stops within 400 m, with 9,841 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 441-455 Sin Ming Avenue/Bright Hill Drive (HDB)81 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 560 car lots
- Blk 448A Bright Hill Drive (HDB)98 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 424 car lots
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Nearest URA season parking: Sembawang Hill Estate, 1.5 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 445 Sin Ming Avenue's own car park, if it has one, and its charges are not in the open data.
Who's registered at 445 Sin Ming Avenue?
- Wholesale and retail trade0
Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.
Frequently asked questions about 445 Sin Ming Avenue
Where is 445 Sin Ming Avenue?⌄
445 Sin Ming Avenue is at Sin Ming Avenue, Singapore 570445, in the Bishan planning area.
What is 445 Sin Ming Avenue zoned as?⌄
445 Sin Ming Avenue sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.9.
Have there been any recorded transactions at 445 Sin Ming Avenue?⌄
No caveats have been lodged for 445 Sin Ming Avenue in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to 445 Sin Ming Avenue?⌄
Upper Thomson MRT is the closest, 495 m away (about a 8-minute walk).
How many businesses are registered at 445 Sin Ming Avenue?⌄
13 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on 445 Sin Ming Avenue.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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