How far is Block 449 Sin Ming Ave from the nearest MRT?

The nearest MRT is Upper Thomson Mrt Station, about 5.5 minutes on foot.

How do I get from Block 449 Sin Ming Ave to the city centre by public transport?

Take Thomson–East Coast Line to Outram Park, then East-West Line to Raffles Place. About 38 minutes with 1 transfer, roughly S$1.90.

What is the nearest hawker centre to Block 449?

Shunfu Road Blk 320 (Shunfu Mart) is roughly 15.3 minutes' walk away.

Which primary school is closest to Block 449 Sin Ming Ave?

Ai Tong School, approximately 356 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 449 Sin Ming Ave?

Approximately 63 years, derived from the block's lease commencement in 1990 against the standard 99-year HDB lease.

What is the liveability score of Block 449 Sin Ming Ave?

It scores 65.1/100 overall: transport 81.7, food 64.5, schools 99, healthcare 44.7, daily needs 54, green space 80.4, connectivity 48.9, value 46, leisure 36.9.

Is Block 449 Sin Ming Ave a good place to live and a good buy?

On liveability it scores 65.1/100 overall. On price, resale prices here have been softer than most subzones, and about 63 years of lease remain. Whether that is "worth it" depends on budget and priorities — the index gives the liveability and lease picture, and data.gov.sg resale transactions for Upper Thomson give the price trend.

Block 449 Sin Ming Ave

570449 · Upper Thomson · Bishan · Built 1988 · Lease from 1990 · ~63 yrs lease left · 80 units · 12 floors

65Overall / 100How we score →

Summary

Block 449 Sin Ming Ave in Bishan scores 65.1/100 overall on the Singapore Block Liveability Index. It is 5.5 minutes’ walk from Upper Thomson Mrt Station MRT, 15.3 minutes from Shunfu Road Blk 320 (Shunfu Mart), and 356 m straight-line from Ai Tong School.

Where it is

OneMap · SLA

Map showing the location of Blk 449 Sin Ming Ave in Singapore

Block 449 Sin Ming Ave, Singapore 570449

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 82
Food: 65
Schools: 99
Healthcare: 45
Daily needs: 54
Green space: 80
Connectivity: 49
Value (lease): 46
Leisure: 37
EV charging: 64

80+ excellent65+ good50+ fair35+ weak<35 poor

See how every score is calculated →

Who it suits

Overall: 65
Young Families: 71
Seniors: 59
Renters: 62
Investors: 53
EV Owners: 63

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 38.4min
one-north: 33.3min
Jurong East: 47.4min
Changi Airport: 73.4min

Getting to the city centre

weekday 08:00 · OneMap

38 min door to door · S$1.90 · 1 transfer · 13 min (846 m) walking · 2 min waiting · 23 min riding

12m›TEL›1m›EWL›0mthe city centre

Walk 12 min (779 m) to Upper Thomson
Thomson–East Coast Line · SMRT Corporation
Upper Thomson → Outram Park · 8 stops · 19 min
Walk 1 min (38 m) to Outram Park
East-West Line · SMRT Corporation
Outram Park → Raffles Place · 2 stops · 3 min
Walk 0 min (28 m) to Destination

Fastest itinerary · fares & times from OneMap, Singapore Land Authority

What’s nearby

walk times, door to door

Walk-time rings · schematic

Distance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.

MRT stations

transit

PlannedBright Hill Interchange MRT station (Master Plan 2025) is planned about 816 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Shunfu Road Blk 320 (Shunfu Mart)15.3 min
Sembawang Hills Food Centre (Jalan Leban Food Centre)21.8 min
Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)22.7 min

Eateries nearby

food

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd9.3 min
Sheng Siong Supermarket Pte Ltd13.5 min
Sheng Siong Supermarket Pte Ltd21.1 min

CHAS clinics

health

Healthcare Family Clinic & Surgery11.4 min
The Flame Tree Medical Centre11.7 min
Dr Chen and Partners Medical Clinic12.6 min

Parks & green

green

Jalan Sembilang Park5.5 min
The Inglewood Pg6.8 min
Venus Green7.2 min

Primary schools

straight-line

Eldercare centres

care

COMNET@Sin Ming Senior Activity Centre19.7 min
THK Senior Group Home @ AMK25725.7 min
Thk Sac @ Amk 25725.7 min

Community clubs

leisure

Thomson CC (U/C)15.3 min
Marymount CC22.9 min
Ang Mo Kio CC26.2 min

Libraries

leisure

Bishan Public Library37.2 min
Ang Mo Kio Public Library39.6 min

EV charging

Bishan Point5.7 min
Blk 401-408 Sin Ming Avenue Sin Ming Garden10.7 min
Blk 301-313 Shunfu Road Shunfu Gardens18 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 449 Sin Ming Ave

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 5 MRT, 1 supermarkets, 5 parks.

Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.

Buses near here

LTA stops · OneMap routing

Nearest bus stops

Stop 533614.2 min walk · 128 m
Stop 533694.4 min walk · 154 m

Board here and check the LTA bus app for the services and live arrival times.

Who lives here

Census 2020 · Bishan planning area

Age profile: In Bishan, 12.4% of residents are under 15 and 18.3% are 65 or older.; 60–648.2%
55–598%
25–297.9%
45–497.7%
Household income: 49.9% of Bishan households earn $10,000 or more a month (gross, from work).; $20,000+23.3%
No working person15%
$15,000–17,4996.1%
$17,500–19,9995.4%
Dwelling mix: 69.8% of Bishan households live in HDB flats; 29.9% in condominiums or landed homes.; HDB 4 room flats33.6%
HDB 5 room and executive flats26.2%
Condominiums and other apartments19.6%
Landed properties10.3%
Household size: 36.7% of Bishan households are one or two people; 2-person households are the most common.; 2-person21.6%
3-person21%
4-person20.8%
1-person15.1%
In education: Of Bishan residents currently in education, 28.2% attend polytechnic or university.; Primary32.2%
Secondary23.6%
University19.6%
Post secondary9.2%
Commute to work: 57.9% of working Bishan residents commute by public transport; 32.5% drive or ride.; MRT LRT and bus27.7%
Car27.1%
MRT LRT only16.6%
Bus11.8%

Resident data for the Bishan planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).

Can I afford this?

est. ~S$912k · 5 room

Set your budget to see if this block fits. Not sure? work it out from your income →

Value for money

liveability vs price · like-for-like

pays a premium

Among 5-room HDB flats islandwide (2,514 compared), Blk 449 Sin Ming Ave is more liveable than 23% of them but pricier than 91% — around S$770/psf for 5 room (as of 2026-06).

Liveability23th percentile

Price (lower is cheaper)cheaper than 9%

Percentiles rank this home only against comparable ones (5-room HDB flats islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-06

Is it worth it?

liveability · price trend · lease

Block 449 offers a strong liveability score (65.1/100). On price, resale prices here have been softer than most Singapore subzones and the lease is mid-life (~63 years left).

What you get65.1/100overall liveability

Where price is heading+13.2%5 room median PSF, 12-mo

How long it holds63 yrslease remaining

A plain-language read, not financial advice. Liveability and lease come from the index; price signals from data.gov.sg resale transactions for Upper Thomson. We do not publish a fair-price estimate.

Prices & transactions — Blk 449 Sin Ming Ave

Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation

4-room1 sale · 12 mo

S$750k

median S$750k · S$676–676 psf

Subzone median PSF (smoothed)4-room a sale at this block

Monthly resale volume — Upper Thomson (area liquidity)

Recent sales at Blk 449 Sin Ming Ave

Month	Type	Storey	Area	Price	PSF
Jul '26	4-room	10 TO 12	103 m²	S$750k	S$676
May '25	4-room	01 TO 03	110 m²	S$770k	S$650
Sep '24	Executive	10 TO 12	189 m²	S$1.28m	S$629
Jul '24	4-room	10 TO 12	105 m²	S$820k	S$726

Subzone medians — Upper Thomson

Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg

Flat typeMedian PSF12-mo changeLatest txns

3 ROOMS$478▼ 11.7%1

4 ROOMS$676▼ 15.6%1

5 ROOMS$770▲ 13.2%2

EXECUTIVES$683▼ 4.1%1

Compare with nearby blocks →Living in Bishan →Bishan estate data →Blocks near Upper Thomson Mrt Station →Blocks near Ai Tong School →Commute to the CBD →Buying your first home →Upgrading or investing →

See what’s for sale

Browse current for-sale listings near Blk 449 Sin Ming Ave on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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