Blk 407 Sin Ming Ave
Completed 1985 · 13 storeys · 144 flats · 59 years 02 months remaining · 30 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 3-room here sold for $538,000 in Jun 2026. The same flat type in this block averaged $393,400 in 2020 - a gain of $144,600 - about $66 a day while the owner slept.
In this block, 3-room flats from floor 9 up have sold for a median of $482,500 - $55,500 less than floors 4 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $2,700–$3,300 | $3,000/mo | - | 8 |
| 4-ROOM | $3,100/mo | $3,000–$3,800 | $3,600/mo | - | 5 |
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 · 16 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 04 to 06 | 64 | $538,000 | $781 | 59y 02m |
| May 2026 | 4 ROOM | 04 to 06 | 84 | $708,000 | $783 | 59y 04m |
| Apr 2025 | 4 ROOM | 10 to 12 | 84 | $750,000 | $829 | 60y 05m |
| Dec 2024 | 3 ROOM | 04 to 06 | 64 | $540,000 | $784 | 60y 10m |
| Jul 2024 | 3 ROOM | 10 to 12 | 64 | $528,000 | $766 | 61y 02m |
| Apr 2024 | 3 ROOM | 13 to 15 | 64 | $510,000 | $740 | 61y 05m |
| Dec 2023 | 3 ROOM | 10 to 12 | 64 | $485,000 | $704 | 61y 09m |
| Apr 2023 | 3 ROOM | 07 to 09 | 64 | $470,000 | $682 | 62y 04m |
| Feb 2023 | 3 ROOM | 10 to 12 | 64 | $480,000 | $697 | 62y 07m |
| Dec 2022 | 4 ROOM | 13 to 15 | 89 | $670,000 | $699 | 62y 09m |
| Jul 2022 | 3 ROOM | 04 to 06 | 64 | $428,000 | $621 | 63y 02m |
| Jun 2022 | 4 ROOM | 01 to 03 | 89 | $550,000 | $574 | 63y 03m |
| Apr 2022 | 4 ROOM | 10 to 12 | 89 | $598,000 | $624 | 63y 05m |
| Apr 2022 | 3 ROOM | 07 to 09 | 64 | $438,000 | $636 | 63y 04m |
| Feb 2022 | 3 ROOM | 10 to 12 | 64 | $428,000 | $621 | 63y 07m |
| Jul 2021 | 3 ROOM | 10 to 12 | 64 | $396,000 | $575 | 64y 02m |
| Jan 2021 | 3 ROOM | 10 to 12 | 64 | $375,000 | $544 | 64y 07m |
| Jul 2020 | 3 ROOM | 01 to 03 | 64 | $330,000 | $479 | 65y 01m |
| Jun 2020 | 4 ROOM | 07 to 09 | 89 | $535,000 | $558 | 65y 03m |
| Apr 2020 | 3 ROOM | 10 to 12 | 64 | $380,000 | $552 | 65y 05m |
| Sept 2019 | 4 ROOM | 10 to 12 | 89 | $508,000 | $530 | 65y 11m |
| Aug 2019 | 4 ROOM | 01 to 03 | 89 | $493,000 | $515 | 66y |
| Apr 2019 | 3 ROOM | 13 to 15 | 64 | $363,000 | $527 | 66y 05m |
| Jan 2019 | 3 ROOM | 04 to 06 | 64 | $340,000 | $494 | 66y 07m |
| Jul 2018 | 3 ROOM | 04 to 06 | 64 | $348,000 | $505 | 67y 02m |
| May 2018 | 3 ROOM | 07 to 09 | 64 | $350,000 | $508 | 67y 03m |
| Oct 2017 | 3 ROOM | 04 to 06 | 64 | $315,000 | $457 | 67y 10m |
| Sept 2017 | 4 ROOM | 10 to 12 | 84 | $490,000 | $542 | 67y 11m |
| Feb 2017 | 4 ROOM | 10 to 12 | 84 | $498,888 | $552 | 68y 06m |
| Jan 2017 | 3 ROOM | 10 to 12 | 64 | $320,000 | $465 | 68y 07m |
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 above this block · 6 vs 3 sales
built 1985 · same generation
built 1985 · same generation
built 1985 · same generation
3-room median $10k above this block · 4 vs 3 sales
built 1985 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.