Blk 454 Sin Ming Ave
Completed 1988 · 12 storeys · 100 flats · 63 years 09 months remaining · 18 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 $798,000 in Mar 2025. The same flat type in this block averaged $630,000 in 2021 - a gain of $168,000 - about $92 a day while the owner slept.
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 |
|---|---|---|---|---|---|
| EXECUTIVE | $4,500/mo | $4,500–$4,500 | $4,500/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bishan · gaps = years with no sales here
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2025 | 4 ROOM | 04 to 06 | 103 | $798,000 | $720 | 63y 09m |
| Oct 2024 | 4 ROOM | 01 to 03 | 105 | $808,000 | $715 | 64y 02m |
| Jul 2022 | 4 ROOM | 04 to 06 | 103 | $691,888 | $624 | 66y 05m |
| Mar 2022 | 5 ROOM | 04 to 06 | 123 | $752,888 | $569 | 66y 09m |
| Feb 2022 | EXECUTIVE | 10 to 12 | 186 | $1,088,000 | $543 | 66y 10m |
| Feb 2022 | 4 ROOM | 01 to 03 | 105 | $665,000 | $588 | 66y 10m |
| Dec 2021 | 4 ROOM | 04 to 06 | 105 | $600,000 | $531 | 66y 11m |
| Aug 2021 | 4 ROOM | 04 to 06 | 105 | $585,000 | $518 | 67y 03m |
| Apr 2021 | EXECUTIVE | 10 to 12 | 243 | $1,001,000 | $383 | 67y 08m |
| Apr 2021 | EXECUTIVE | 10 to 12 | 187 | $971,600 | $483 | 67y 08m |
| Mar 2021 | 4 ROOM | 10 to 12 | 114 | $670,000 | $546 | 67y 08m |
| Mar 2020 | 4 ROOM | 04 to 06 | 105 | $525,000 | $465 | 68y 08m |
| Sept 2019 | 4 ROOM | 04 to 06 | 103 | $500,000 | $451 | 69y 02m |
| Sept 2019 | 5 ROOM | 01 to 03 | 122 | $600,000 | $457 | 69y 03m |
| Sept 2019 | 4 ROOM | 07 to 09 | 105 | $560,000 | $495 | 69y 02m |
| May 2019 | 4 ROOM | 01 to 03 | 105 | $450,000 | $398 | 69y 06m |
| May 2019 | 5 ROOM | 07 to 09 | 122 | $690,000 | $525 | 69y 06m |
| Mar 2018 | 4 ROOM | 01 to 03 | 105 | $520,000 | $460 | 70y 09m |
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 2.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.