Blk 445 Sin Ming Ave
Completed 1988 · 12 storeys · 90 flats · 62 years 09 months remaining · 26 resale transactions on record · maisonettes on the record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
12 storeys · completed 1988 · shops below
What the record shows
A 4-room here sold for $858,000 in May 2026. The same flat type in this block averaged $577,698 in 2020 - a gain of $280,302 - about $128 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $720,000 - $68,112 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2029 - the line where CPF usage rules begin tightening 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,800/mo | $3,500–$4,000 | $3,600/mo | - | 3 |
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 · 13 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 07 to 09 | 105 | $858,000 | $759 | 62y 09m |
| Mar 2026 | 5 ROOM | 07 to 09 | 122 | $950,000 | $723 | 62y 11m |
| Feb 2025 | 4 ROOM | 07 to 09 | 105 | $855,000 | $756 | 64y 01m |
| Mar 2024 | 4 ROOM | 01 to 03 | 105 | $708,000 | $626 | 64y 11m |
| Feb 2024 | 4 ROOM | 07 to 09 | 114 | $855,000 | $697 | 65y |
| Oct 2023 | 4 ROOM | 10 to 12 | 103 | $720,000 | $649 | 65y 03m |
| Jul 2023 | 4 ROOM | 04 to 06 | 107 | $688,000 | $597 | 65y 07m |
| May 2022 | 4 ROOM | 04 to 06 | 103 | $625,000 | $564 | 66y 08m |
| Oct 2021 | 4 ROOM | 04 to 06 | 114 | $651,888 | $531 | 67y 04m |
| Oct 2021 | EXECUTIVE | 10 to 12 | 190 | $1,035,000 | $506 | 67y 03m |
| Oct 2021 | 5 ROOM | 04 to 06 | 123 | $710,000 | $536 | 67y 03m |
| Oct 2021 | 4 ROOM | 04 to 06 | 103 | $585,000 | $528 | 67y 03m |
| Jul 2021 | 5 ROOM | 04 to 06 | 122 | $730,000 | $556 | 67y 07m |
| May 2021 | 4 ROOM | 01 to 03 | 103 | $532,000 | $480 | 67y 09m |
| Apr 2021 | 4 ROOM | 01 to 03 | 105 | $532,000 | $471 | 67y 09m |
| Jan 2021 | EXECUTIVE | 10 to 12 | 187 | $910,000 | $452 | 68y |
| Oct 2020 | 4 ROOM | 07 to 09 | 105 | $580,000 | $513 | 68y 03m |
| Sept 2020 | 4 ROOM | 07 to 09 | 105 | $538,000 | $476 | 68y 05m |
| Feb 2020 | 4 ROOM | 04 to 06 | 107 | $542,000 | $471 | 68y 11m |
| Oct 2019 | 5 ROOM | 07 to 09 | 122 | $680,000 | $518 | 69y 03m |
| Nov 2018 | 4 ROOM | 10 to 12 | 103 | $562,000 | $507 | 70y 02m |
| Sept 2018 | 4 ROOM | 07 to 09 | 105 | $575,000 | $509 | 70y 05m |
| Mar 2018 | 4 ROOM | 01 to 03 | 107 | $545,000 | $473 | 70y 10m |
| Jul 2017 | 5 ROOM | 01 to 03 | 122 | $668,000 | $509 | 71y 06m |
| Jun 2017 | 5 ROOM | 04 to 06 | 123 | $664,800 | $502 | 71y 07m |
| Mar 2017 | 4 ROOM | 04 to 06 | 103 | $538,000 | $485 | 71y 10m |
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 2.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.