449 Sin Ming Ave, Sin Ming Court
HDB block in Bishan, Singapore 570449
449 Sin Ming Ave is an HDB block in Bishan, part of Sin Ming Court, completed in 1988, with 80 dwelling units. Across 95 resales on record, 4-Room flats have recently resold around S$770k (S$629 psf, 105 sqm). The lease has approximately 63 years remaining.
What are the key facts about 449 Sin Ming Ave?
449 Sin Ming Ave is an HDB block in Bishan, part of Sin Ming Court, 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$770k
- Last transacted
- Oct 2026
- Remaining lease
- ≈ 63 years
What are resale prices at 449 Sin Ming Ave?
4-Room flats have recently resold around S$770k (S$629 psf), from 95 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 | 19 | S$472,888recent | 123 sqm | S$357 psf |
| Executive | 7 | S$530,000recent | 189 sqm | S$264 psf |
Live now: 5 flats listed for sale at this block (median asking S$890k) 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 Oct 2026.
What rent and yield does 449 Sin Ming Ave get?
Flats at 449 Sin Ming Ave have recently sublet for a median of S$3,700/mo, an indicative gross rental yield of about 5.8% (from 13 recent rental contracts).
Median rent
S$3,700/mo
13 recent contracts
Gross rental yield
5.8%
indicative, gross
Annual rent
S$44,400
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 5-Room | 4 | S$3,800/mo |
| 4-Room | 9 | S$3,600/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 Oct 2026. Source: HDB rental (subletting) data.
What has recently sold at 449 Sin Ming Ave?
449 Sin Ming Ave has 95 recorded resales; the most recent transacted at S$850,000 in Oct 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Oct 2026 | 5-Room | 01 TO 03 | 123 sqm | S$850,000 |
| 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 |
What flat types are in 449 Sin Ming Ave?
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 449 Sin Ming Ave?
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 449 Sin Ming Ave from MRT and schools?
The nearest MRT/LRT to 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 449 Sin Ming Ave?
Buying a flat at 449 Sin Ming Ave (~S$770k) needs about S$6,138/mo in income and S$2,891/mo in repayments, after S$17,700 stamp duty and a S$193k downpayment.
Illustrative, for a buyer at the recent median resale price (S$770k) — 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$17,700
BSD, tiered
Downpayment (25%)
S$193k
cash + CPF
Monthly instalment
S$2,891/mo
25y @ 3.5%
Income required
S$6,138/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 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 449 Sin Ming Ave land close to the town median — fair value, no big premium.
Frequently asked questions about 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$770k (S$629 psf), from 95 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$473k; 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$3,700/mo against a resale price of about S$770k. 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$770k on a 25-year HDB-style loan, you'd need roughly S$6,138/mo in household income, with repayments around S$2,891/mo after a S$193k 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.