Blk 450 Sin Ming Ave
Completed 1988 · 25 storeys · 92 flats · 63 years 06 months remaining · 15 resale transactions on record · maisonettes on the record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
25 storeys · completed 1988
What the record shows
In this block, 5-room flats from floor 17 up have sold for a median of $1,037,500 - $166,000 more than floors 8 and below, same flat type, same block.
This block crosses 60 years remaining in 2028 - 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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,900/mo | $3,900–$3,900 | $4,000/mo | - | 1 |
| EXECUTIVE | $4,700/mo | $4,700–$4,700 | $4,500/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 15
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2025 | 5 ROOM | 19 to 21 | 125 | $1,175,000 | $873 | 63y 06m |
| Jul 2024 | 5 ROOM | 01 to 03 | 120 | $938,000 | $726 | 64y 06m |
| May 2024 | 5 ROOM | 07 to 09 | 120 | $915,000 | $708 | 64y 07m |
| Mar 2023 | 5 ROOM | 19 to 21 | 120 | $900,000 | $697 | 65y 10m |
| Nov 2022 | 5 ROOM | 01 to 03 | 120 | $760,000 | $588 | 66y 02m |
| Oct 2022 | 5 ROOM | 04 to 06 | 125 | $828,000 | $615 | 66y 03m |
| Sept 2022 | 5 ROOM | 16 to 18 | 125 | $868,000 | $645 | 66y 04m |
| Sept 2022 | EXECUTIVE | 22 to 24 | 162 | $1,215,000 | $697 | 66y 04m |
| Apr 2022 | 5 ROOM | 16 to 18 | 125 | $850,000 | $632 | 66y 09m |
| Oct 2021 | 5 ROOM | 10 to 12 | 125 | $768,000 | $571 | 67y 03m |
| Mar 2020 | 5 ROOM | 10 to 12 | 120 | $600,000 | $465 | 68y 09m |
| Jan 2020 | 5 ROOM | 10 to 12 | 125 | $700,000 | $520 | 69y |
| Oct 2019 | 5 ROOM | 19 to 21 | 125 | $780,000 | $580 | 69y 02m |
| Jan 2018 | 5 ROOM | 01 to 03 | 120 | $680,000 | $526 | 70y 11m |
| Oct 2017 | 5 ROOM | 01 to 03 | 120 | $640,000 | $495 | 71y 02m |
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.
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 2.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.