Block 450 Sin Ming Ave
450 Sin Ming Ave, Singapore 570450
Block 450 Sin Ming Ave is an HDB block in Bishan, completed in 1988, with 92 dwelling units. Across 104 resales on record, 5-Room flats have recently resold around S$850k (S$632 psf, 125 sqm). The lease has approximately 64 years remaining.
What are the key facts about Block 450 Sin Ming Ave?
Block 450 Sin Ming Ave is an HDB block in Bishan, completed in 1988, with 92 dwelling units.
- Town
- Bishan
- Planning area
- Bishan
- Completed
- 1988
- Storeys
- 25
- Total units
- 92
- Flat model
- Improved · Maisonette
- Market segment
- RCR
- Median resale
- S$850k
- Last transacted
- Jul 2025
- Remaining lease
- ≈ 64 years
What are resale prices at Block 450 Sin Ming Ave?
5-Room flats have recently resold around S$850k (S$632 psf), from 104 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 5-Room | 98 | S$828,000recent | 125 sqm | S$615 psf |
| Executive | 6 | S$750,000recent | 162 sqm | S$412 psf |
“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 2025.
What rent and yield does Block 450 Sin Ming Ave get?
Flats at Block 450 Sin Ming Ave have recently sublet for a median of S$3,100/mo, an indicative gross rental yield of about 4.4% (from 13 recent rental contracts).
Median rent
S$3,100/mo
13 recent contracts
Gross rental yield
4.4%
indicative, gross
Annual rent
S$37,200
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| Executive | 6 | S$2,500/mo |
| 5-Room | 7 | S$3,700/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 Jan 2026. Source: HDB rental (subletting) data.
What has recently sold at Block 450 Sin Ming Ave?
Block 450 Sin Ming Ave has 104 recorded resales; the most recent transacted at S$1,175,000 in Jul 2025 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Jul 2025 | 5-Room | 19 TO 21 | 125 sqm | S$1,175,000 |
| Jul 2024 | 5-Room | 01 TO 03 | 120 sqm | S$938,000 |
| May 2024 | 5-Room | 07 TO 09 | 120 sqm | S$915,000 |
| Mar 2023 | 5-Room | 19 TO 21 | 120 sqm | S$900,000 |
| Nov 2022 | 5-Room | 01 TO 03 | 120 sqm | S$760,000 |
| Oct 2022 | 5-Room | 04 TO 06 | 125 sqm | S$828,000 |
| Sept 2022 | Executive | 22 TO 24 | 162 sqm | S$1,215,000 |
| Sept 2022 | 5-Room | 16 TO 18 | 125 sqm | S$868,000 |
| Apr 2022 | 5-Room | 16 TO 18 | 125 sqm | S$850,000 |
| Oct 2021 | 5-Room | 10 TO 12 | 125 sqm | S$768,000 |
| Mar 2020 | 5-Room | 10 TO 12 | 120 sqm | S$600,000 |
| Jan 2020 | 5-Room | 10 TO 12 | 125 sqm | S$700,000 |
What flat types are in Block 450 Sin Ming Ave?
Block 450 Sin Ming Ave has 92 units, mostly 5-Room flats of the Improved / Maisonette model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 450 Sin Ming Ave?
Block 450 Sin Ming Ave is an HDB block in Bishan.
Block 450 Sin Ming Ave is an HDB block located along Sin Ming Ave. The block is recorded as completed around 1988, with up to 25 storeys. It has an estimated 92 residential units based on the HDB property information dataset. Flat types in the block include 5-room and executive units.
The address is Block 450 Sin Ming Ave, Singapore 570450. 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 519m away, around 8 minutes on foot. Nearby amenities include Thomson Plaza for shopping, NTUC Fairprice Co-operative Ltd for groceries, and The Inglewood Pg for greenery and recreation.
How far is Block 450 Sin Ming Ave from MRT and schools?
The nearest MRT/LRT to Block 450 Sin Ming Ave is Upper Thomson MRT, about 519 m away (~8 min walk). 2 schools are within 1 km, including 1 primary school.
Getting around
- Upper Thomson MRT519 m · ~8 min
- Bright Hill MRT614 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 priority383 m
- Peirce Secondary SchoolSecondary schoolwithin 1 km924 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
- Ang Mo Kio Secondary SchoolSecondary school1.6 km
- Catholic High SchoolMixed-level school1.7 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 450 Sin Ming Ave?
Buying a flat at Block 450 Sin Ming Ave (~S$850k) needs about S$6,776/mo in income and S$3,191/mo in repayments, after S$20,100 stamp duty and a S$213k downpayment.
Illustrative, for a buyer at the recent median resale price (S$850k) — 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$20,100
BSD, tiered
Downpayment (25%)
S$213k
cash + CPF
Monthly instalment
S$3,191/mo
25y @ 3.5%
Income required
S$6,776/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 450 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 450 Sin Ming Ave land close to the town median — fair value, no big premium.
Frequently asked questions about Block 450 Sin Ming Ave
How much does a 5-Room flat at Block 450 Sin Ming Ave cost?⌄
5-Room flats at Block 450 Sin Ming Ave have recently resold for a median of about S$850k (S$632 psf), from 104 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
What are resale prices at Block 450 Sin Ming Ave by flat type?⌄
5-Room ≈ S$828k; Executive ≈ S$750k (median resale, HDB caveats).
Is Block 450 Sin Ming Ave worth buying given its remaining lease?⌄
Block 450 Sin Ming Ave has about 64 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 450 Sin Ming Ave?⌄
Gross rental yield at Block 450 Sin Ming Ave is about 4.4%, based on a median subletting rent of about S$3,100/mo against a resale price of about S$850k. 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 450 Sin Ming Ave?⌄
For a flat at about S$850k on a 25-year HDB-style loan, you'd need roughly S$6,776/mo in household income, with repayments around S$3,191/mo after a S$213k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 450 Sin Ming Ave?⌄
The nearest MRT/LRT station to Block 450 Sin Ming Ave is Upper Thomson MRT, about 519 m away (~8 min walk).
Which primary schools are within 1 km of Block 450 Sin Ming Ave?⌄
Ai Tong School is within 1 km of Block 450 Sin Ming Ave — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.