Blk 449 Sin Ming Ave
Completed 1988 · 12 storeys · 80 flats · 62 years 09 months remaining · 22 resale transactions on record · maisonettes on the record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
12 storeys · completed 1988
What the record shows
A 4-room here sold for $750,000 in Jul 2026. The same flat type in this block averaged $596,571 in 2020 - a gain of $153,429 - about $70 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $785,000 - $91,000 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 | $3,800–$3,800 | $3,600/mo | - | 1 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 22
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 10 to 12 | 103 | $750,000 | $676 | 62y 09m |
| May 2025 | 4 ROOM | 01 to 03 | 110 | $770,000 | $650 | 63y 11m |
| Sept 2024 | EXECUTIVE | 10 to 12 | 189 | $1,280,000 | $629 | 64y 07m |
| Jul 2024 | 4 ROOM | 10 to 12 | 105 | $820,000 | $726 | 64y 09m |
| May 2024 | 4 ROOM | 07 to 09 | 105 | $840,000 | $743 | 64y 11m |
| Jan 2024 | 4 ROOM | 10 to 12 | 105 | $845,000 | $748 | 65y 02m |
| Apr 2022 | 4 ROOM | 10 to 12 | 103 | $650,000 | $586 | 67y |
| Mar 2022 | 4 ROOM | 07 to 09 | 105 | $700,000 | $619 | 67y |
| Nov 2021 | EXECUTIVE | 10 to 12 | 199 | $980,000 | $458 | 67y 05m |
| Sept 2021 | 4 ROOM | 04 to 06 | 105 | $618,000 | $547 | 67y 06m |
| Mar 2021 | 5 ROOM | 01 to 03 | 123 | $609,688 | $461 | 68y |
| Mar 2021 | 4 ROOM | 10 to 12 | 103 | $600,000 | $541 | 68y |
| Feb 2021 | 4 ROOM | 04 to 06 | 105 | $536,000 | $474 | 68y 02m |
| Dec 2020 | 4 ROOM | 01 to 03 | 105 | $540,000 | $478 | 68y 04m |
| Sept 2020 | 4 ROOM | 01 to 03 | 105 | $532,000 | $471 | 68y 07m |
| Aug 2020 | EXECUTIVE | 10 to 12 | 186 | $958,000 | $479 | 68y 07m |
| Feb 2019 | 5 ROOM | 10 to 12 | 123 | $750,000 | $566 | 70y 01m |
| Oct 2018 | 4 ROOM | 04 to 06 | 105 | $548,000 | $485 | 70y 05m |
| Jun 2018 | 4 ROOM | 01 to 03 | 106 | $535,000 | $469 | 70y 10m |
| Dec 2017 | 4 ROOM | 01 to 03 | 106 | $512,000 | $449 | 71y 04m |
| Sept 2017 | 4 ROOM | 07 to 09 | 114 | $600,000 | $489 | 71y 07m |
| Aug 2017 | 4 ROOM | 10 to 12 | 105 | $510,000 | $451 | 71y 08m |
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 3.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.