Blk 402 Sin Ming Ave
Completed 1985 · 25 storeys · 96 flats · 58 years 09 months remaining · 21 resale transactions on record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
25 storeys · completed 1985
What the record shows
A 5-room here sold for $850,000 in May 2026. The same flat type in this block averaged $736,750 in 2020 - a gain of $113,250 - about $52 a day while the owner slept.
In this block, 5-room flats from floor 17 up have sold for a median of $950,000 - $70,000 more than floors 8 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten for buyers. In Bishan over the last two years, flats below that line sold at a median 0% above their younger neighbours' PSF (213 sales).
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bishan median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $3,550/mo | $3,000–$4,000 | $4,000/mo | - | 5 |
Price trend
median PSF by year · ━ this block · ╌ Bishan · gaps = years with no sales here
Every recent sale HDB official record, latest 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | 01 to 03 | 120 | $850,000 | $658 | 58y 09m |
| Apr 2026 | 5 ROOM | 01 to 03 | 120 | $860,000 | $666 | 58y 09m |
| Jan 2026 | 5 ROOM | 04 to 06 | 120 | $900,000 | $697 | 59y 01m |
| Sept 2025 | 5 ROOM | 16 to 18 | 120 | $1,008,888 | $781 | 59y 04m |
| Mar 2025 | 5 ROOM | 22 to 24 | 120 | $1,088,000 | $842 | 59y 10m |
| Nov 2024 | 5 ROOM | 07 to 09 | 120 | $955,000 | $739 | 60y 03m |
| Sept 2021 | 5 ROOM | 22 to 24 | 120 | $812,000 | $629 | 63y 04m |
| Jun 2021 | 5 ROOM | 04 to 06 | 120 | $715,000 | $554 | 63y 08m |
| Mar 2021 | 5 ROOM | 04 to 06 | 120 | $670,000 | $519 | 63y 11m |
| Oct 2020 | 5 ROOM | 19 to 21 | 120 | $750,000 | $581 | 64y 03m |
| Jun 2020 | 5 ROOM | 13 to 15 | 120 | $690,000 | $534 | 64y 08m |
| Mar 2020 | 5 ROOM | 04 to 06 | 120 | $652,000 | $505 | 64y 10m |
| Sept 2019 | 5 ROOM | 16 to 18 | 120 | $680,000 | $526 | 65y 04m |
| Jul 2019 | 5 ROOM | 22 to 24 | 120 | $720,000 | $557 | 65y 07m |
| Apr 2019 | 5 ROOM | 19 to 21 | 120 | $698,888 | $541 | 65y 09m |
| May 2018 | 5 ROOM | 07 to 09 | 120 | $708,000 | $548 | 66y 08m |
| Dec 2017 | 5 ROOM | 10 to 12 | 120 | $650,021 | $503 | 67y 01m |
| Jul 2017 | 5 ROOM | 19 to 21 | 120 | $725,000 | $561 | 67y 06m |
| Jun 2017 | 5 ROOM | 16 to 18 | 120 | $720,000 | $557 | 67y 08m |
| Apr 2017 | 5 ROOM | 19 to 21 | 120 | $710,000 | $550 | 67y 09m |
| Jan 2017 | 5 ROOM | 22 to 24 | 120 | $728,888 | $564 | 68y |
Who lives in Bishan
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
Condos nearby
The private premium, measured: the nearest condo trades at 3.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.