Block 449 Sin Ming Ave
449 Sin Ming Ave, Singapore 570449
Block 449 Sin Ming Ave is an HDB block in Bishan, completed in 1988, with 80 dwelling units. Across 94 resales on record, 4-Room flats have recently resold around S$750k (S$619 psf, 105 sqm). The lease has approximately 63 years remaining.
What are the key facts about Block 449 Sin Ming Ave?
Block 449 Sin Ming Ave is an HDB block in Bishan, completed in 1988, with 80 dwelling units.
- Town
- Bishan
- Planning area
- Bishan
- Completed
- 1988
- Storeys
- 12
- Total units
- 80
- Flat model
- Model A · Improved
- Market segment
- RCR
- Median resale
- S$750k
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 63 years
What are resale prices at Block 449 Sin Ming Ave?
4-Room flats have recently resold around S$750k (S$619 psf), from 94 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 4-Room | 69 | S$650,000recent | 105 sqm | S$586 psf |
| 5-Room | 18 | S$455,000recent | 123 sqm | S$344 psf |
| Executive | 7 | S$530,000recent | 189 sqm | S$264 psf |
Live now: 12 flats listed for sale at this block (median asking S$860k) and 3 for rent — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Jul 2026.
What rent and yield does Block 449 Sin Ming Ave get?
Flats at Block 449 Sin Ming Ave have recently sublet for a median of S$3,600/mo, an indicative gross rental yield of about 5.8% (from 12 recent rental contracts).
Median rent
S$3,600/mo
12 recent contracts
Gross rental yield
5.8%
indicative, gross
Annual rent
S$43,200
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 4-Room | 9 | S$3,600/mo |
| 5-Room | 3 | S$3,800/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Sept 2025. Source: HDB rental (subletting) data.
What has recently sold at Block 449 Sin Ming Ave?
Block 449 Sin Ming Ave has 94 recorded resales; the most recent transacted at S$750,000 in Jul 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Jul 2026 | 4-Room | 10 TO 12 | 103 sqm | S$750,000 |
| May 2025 | 4-Room | 01 TO 03 | 110 sqm | S$770,000 |
| Sept 2024 | Executive | 10 TO 12 | 189 sqm | S$1,280,000 |
| Jul 2024 | 4-Room | 10 TO 12 | 105 sqm | S$820,000 |
| May 2024 | 4-Room | 07 TO 09 | 105 sqm | S$840,000 |
| Jan 2024 | 4-Room | 10 TO 12 | 105 sqm | S$845,000 |
| Apr 2022 | 4-Room | 10 TO 12 | 103 sqm | S$650,000 |
| Mar 2022 | 4-Room | 07 TO 09 | 105 sqm | S$700,000 |
| Nov 2021 | Executive | 10 TO 12 | 199 sqm | S$980,000 |
| Sept 2021 | 4-Room | 04 TO 06 | 105 sqm | S$618,000 |
| Mar 2021 | 5-Room | 01 TO 03 | 123 sqm | S$609,688 |
| Mar 2021 | 4-Room | 10 TO 12 | 103 sqm | S$600,000 |
What flat types are in Block 449 Sin Ming Ave?
Block 449 Sin Ming Ave has 80 units, mostly 4-Room flats of the Model A / Improved model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 449 Sin Ming Ave?
Block 449 Sin Ming Ave is an HDB block in Bishan.
Block 449 Sin Ming Ave is an HDB block located along Sin Ming Ave. The block is recorded as completed around 1988, with up to 12 storeys. It has an estimated 80 residential units based on the HDB property information dataset. Flat types in the block include 4-room, 5-room, and executive units.
The address is Block 449 Sin Ming Ave, Singapore 570449. It is part of District 20, Bishan / Ang Mo Kio, the Bishan planning area. The block falls within the Central Region and the RCR market segment.
The nearest rail connection is Upper Thomson MRT, approximately 470m away, around 7 minutes on foot. Nearby amenities include Thomson Plaza for shopping, NTUC Fairprice Co-operative Ltd for groceries, Blk 320 Shunfu Road for food options, The Inglewood Pg for greenery and recreation, and Thomson Community Club for community facilities.
How far is Block 449 Sin Ming Ave from MRT and schools?
The nearest MRT/LRT to Block 449 Sin Ming Ave is Upper Thomson MRT, about 470 m away (~7 min walk). 2 schools are within 1 km, including 1 primary school.
Getting around
- Upper Thomson MRT470 m · ~7 min
- Bright Hill MRT624 m · ~10 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Ai Tong SchoolPrimary schoolwithin 1 km · P1 priority373 m
- Peirce Secondary SchoolSecondary schoolwithin 1 km956 m
- Mayflower Secondary SchoolSecondary school1.2 km
- Eunoia Junior CollegeJunior college1.3 km
- Whitley Secondary SchoolSecondary school1.4 km
- Ang Mo Kio Primary SchoolPrimary school1.6 km
- Catholic High SchoolMixed-level school1.6 km
- Ang Mo Kio Secondary SchoolSecondary school1.6 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 449 Sin Ming Ave?
Buying a flat at Block 449 Sin Ming Ave (~S$750k) needs about S$5,979/mo in income and S$2,816/mo in repayments, after S$17,100 stamp duty and a S$188k downpayment.
Illustrative, for a buyer at the recent median resale price (S$750k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$17,100
BSD, tiered
Downpayment (25%)
S$188k
cash + CPF
Monthly instalment
S$2,816/mo
25y @ 3.5%
Income required
S$5,979/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing Block 449 Sin Ming Ave? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at Block 449 Sin Ming Ave land close to the town median — fair value, no big premium.
Frequently asked questions about Block 449 Sin Ming Ave
How much does a 4-Room flat at Block 449 Sin Ming Ave cost?⌄
4-Room flats at Block 449 Sin Ming Ave have recently resold for a median of about S$750k (S$619 psf), from 94 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
What are resale prices at Block 449 Sin Ming Ave by flat type?⌄
4-Room ≈ S$650k; 5-Room ≈ S$455k; Executive ≈ S$530k (median resale, HDB caveats).
Is Block 449 Sin Ming Ave worth buying given its remaining lease?⌄
Block 449 Sin Ming Ave has about 63 years left on its 99-year lease (completed 1988). That's a long runway, so CPF usage and bank financing are generally unrestricted. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 449 Sin Ming Ave?⌄
Gross rental yield at Block 449 Sin Ming Ave is about 5.8%, based on a median subletting rent of about S$3,600/mo against a resale price of about S$750k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 449 Sin Ming Ave?⌄
For a flat at about S$750k on a 25-year HDB-style loan, you'd need roughly S$5,979/mo in household income, with repayments around S$2,816/mo after a S$188k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 449 Sin Ming Ave?⌄
The nearest MRT/LRT station to Block 449 Sin Ming Ave is Upper Thomson MRT, about 470 m away (~7 min walk).
Which primary schools are within 1 km of Block 449 Sin Ming Ave?⌄
Ai Tong School is within 1 km of Block 449 Sin Ming Ave — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.