Blk 406 Sin Ming Ave
Completed 1985 · 13 storeys · 162 flats · 59 years 10 months remaining · 40 resale transactions on record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
13 storeys · completed 1985
What the record shows
A 4-room here sold for $720,000 in Jul 2026. The same flat type in this block averaged $531,429 in 2020 - a gain of $188,571 - about $86 a day while the owner slept.
In this block, 3-room flats from floor 9 up have sold for a median of $540,444 - $52,444 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2026 - 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 |
|---|---|---|---|---|---|
| 3-ROOM | $3,094/mo | $2,200–$3,500 | $3,000/mo | - | 6 |
| 4-ROOM | $3,300/mo | $2,000–$3,800 | $3,600/mo | - | 4 |
Price trend
median PSF by year · ━ this block · ╌ Bishan · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 23 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 13 to 15 | 84 | $720,000 | $796 | 59y 10m |
| Jun 2026 | 3 ROOM | 04 to 06 | 64 | $498,000 | $723 | 59y 11m |
| Dec 2025 | 3 ROOM | 10 to 12 | 64 | $580,000 | $842 | 60y 05m |
| Sept 2025 | 3 ROOM | 04 to 06 | 64 | $570,000 | $827 | 60y 08m |
| Jun 2025 | 3 ROOM | 07 to 09 | 64 | $580,000 | $842 | 60y 11m |
| Apr 2025 | 3 ROOM | 10 to 12 | 64 | $570,000 | $827 | 61y 01m |
| Feb 2025 | 3 ROOM | 10 to 12 | 64 | $599,000 | $870 | 61y 03m |
| Feb 2025 | 4 ROOM | 10 to 12 | 91 | $788,000 | $804 | 61y 02m |
| Aug 2024 | 4 ROOM | 07 to 09 | 89 | $768,000 | $802 | 61y 09m |
| May 2024 | 3 ROOM | 07 to 09 | 64 | $550,000 | $798 | 62y |
| Mar 2024 | 3 ROOM | 10 to 12 | 64 | $510,888 | $742 | 62y 02m |
| Feb 2024 | 3 ROOM | 01 to 03 | 64 | $456,000 | $662 | 62y 03m |
| Nov 2023 | 4 ROOM | 07 to 09 | 84 | $605,000 | $669 | 62y 05m |
| Jul 2023 | 3 ROOM | 10 to 12 | 64 | $490,000 | $711 | 62y 10m |
| Jul 2023 | 3 ROOM | 07 to 09 | 64 | $485,000 | $704 | 62y 10m |
| May 2023 | 3 ROOM | 01 to 03 | 64 | $440,000 | $639 | 62y 11m |
| Mar 2023 | 3 ROOM | 13 to 15 | 64 | $455,000 | $660 | 63y 01m |
| Sept 2022 | 4 ROOM | 04 to 06 | 89 | $625,000 | $652 | 63y 08m |
| Jun 2022 | 3 ROOM | 04 to 06 | 64 | $488,000 | $708 | 63y 10m |
| May 2022 | 4 ROOM | 07 to 09 | 84 | $510,000 | $564 | 64y |
| Dec 2021 | 4 ROOM | 04 to 06 | 89 | $500,000 | $522 | 64y 05m |
| Sept 2021 | 4 ROOM | 10 to 12 | 84 | $595,000 | $658 | 64y 07m |
| Aug 2021 | 3 ROOM | 07 to 09 | 64 | $395,000 | $573 | 64y 09m |
| Feb 2021 | 3 ROOM | 04 to 06 | 64 | $353,000 | $512 | 65y 03m |
| Feb 2021 | 4 ROOM | 13 to 15 | 84 | $580,000 | $641 | 65y 03m |
| Jan 2021 | 4 ROOM | 04 to 06 | 84 | $480,000 | $531 | 65y 03m |
| Jan 2021 | 4 ROOM | 10 to 12 | 89 | $555,000 | $579 | 65y 04m |
| Oct 2020 | 4 ROOM | 04 to 06 | 89 | $500,000 | $522 | 65y 06m |
| Jun 2020 | 4 ROOM | 07 to 09 | 84 | $473,000 | $523 | 66y |
| Mar 2020 | 4 ROOM | 13 to 15 | 89 | $550,000 | $574 | 66y 01m |
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.
3-room median $37k below this block · 3 vs 6 sales
built 1985 · same generation
3-room median $27k below this block · 4 vs 6 sales
built 1985 · same generation
built 1985 · same generation
built 1985 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.