Blk 450 Sin Ming Ave
Bishan · Singapore 570450 · 104 resale transactions since 1994-09 · last sold 2025-07
Buyer-pool verdict
29% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2068.
Median psf (12m)
—
Lease remaining
62 yrs
from 1989
Floor premium
—
top vs bottom band
Transactions
104
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2018 | — | Pro-rated 89% |
| 30 | 2023 | — | Pro-rated 95% |
| 35 | 2028 | 2 | Full CPF |
| 40 | 2033 | 7 | Full CPF |
| 45 | 2038 | 12 | Full CPF |
| 50 | 2043 | 17 | Full CPF |
| 55 | 2048 | 22 | Full CPF |
No CPF at all from 2068 (42 years away). Lease expires 2088.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 5 ROOM | — | — | $447,000 | 98 |
| EXECUTIVE | — | — | $850,000 | 6 |
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
36 transactions · median $673,500 · $507 psf · range $410,000–$1,215,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2025-07 | 5 ROOM | 19 TO 21 | 125 sqm | $1,175,000 | $873 |
| 2024-07 | 5 ROOM | 01 TO 03 | 120 sqm | $938,000 | $726 |
| 2024-05 | 5 ROOM | 07 TO 09 | 120 sqm | $915,000 | $708 |
| 2023-03 | 5 ROOM | 19 TO 21 | 120 sqm | $900,000 | $697 |
| 2022-11 | 5 ROOM | 01 TO 03 | 120 sqm | $760,000 | $588 |
| 2022-10 | 5 ROOM | 04 TO 06 | 125 sqm | $828,000 | $615 |
| 2022-09 | 5 ROOM | 16 TO 18 | 125 sqm | $868,000 | $645 |
| 2022-09 | EXECUTIVE | 22 TO 24 | 162 sqm | $1,215,000 | $697 |
| 2022-04 | 5 ROOM | 16 TO 18 | 125 sqm | $850,000 | $632 |
| 2021-10 | 5 ROOM | 10 TO 12 | 125 sqm | $768,000 | $571 |
| 2020-03 | 5 ROOM | 10 TO 12 | 120 sqm | $600,000 | $465 |
| 2020-01 | 5 ROOM | 10 TO 12 | 125 sqm | $700,000 | $520 |
| 2019-10 | 5 ROOM | 19 TO 21 | 125 sqm | $780,000 | $580 |
| 2018-01 | 5 ROOM | 01 TO 03 | 120 sqm | $680,000 | $526 |
| 2017-10 | 5 ROOM | 01 TO 03 | 120 sqm | $640,000 | $495 |
| 2016-11 | 5 ROOM | 10 TO 12 | 120 sqm | $688,000 | $533 |
| 2015-10 | 5 ROOM | 16 TO 18 | 120 sqm | $667,000 | $516 |
| 2015-10 | 5 ROOM | 10 TO 12 | 125 sqm | $690,000 | $513 |
| 2015-05 | EXECUTIVE | 22 TO 24 | 160 sqm | $950,000 | $552 |
| 2015-04 | 5 ROOM | 07 TO 09 | 125 sqm | $660,000 | $491 |
| 2015-01 | EXECUTIVE | 22 TO 24 | 174 sqm | $955,000 | $510 |
| 2014-09 | 5 ROOM | 07 TO 09 | 120 sqm | $545,000 | $422 |
| 2012-05 | 5 ROOM | 11 TO 15 | 125 sqm | $650,000 | $483 |
| 2012-05 | 5 ROOM | 16 TO 20 | 120 sqm | $650,000 | $503 |
| 2012-04 | 5 ROOM | 01 TO 05 | 120 sqm | $570,000 | $441 |
| 2011-08 | 5 ROOM | 16 TO 18 | 125 sqm | $640,000 | $476 |
| 2011-04 | 5 ROOM | 19 TO 21 | 120 sqm | $605,000 | $468 |
| 2010-12 | 5 ROOM | 04 TO 06 | 120 sqm | $531,000 | $411 |
| 2010-05 | 5 ROOM | 07 TO 09 | 125 sqm | $513,000 | $381 |
| 2009-07 | 5 ROOM | 22 TO 24 | 120 sqm | $520,000 | $403 |
| 2008-10 | EXECUTIVE | 22 TO 24 | 162 sqm | $645,000 | $370 |
| 2008-09 | 5 ROOM | 16 TO 18 | 120 sqm | $540,000 | $418 |
| 2008-08 | 5 ROOM | 01 TO 03 | 120 sqm | $448,000 | $347 |
| 2007-11 | 5 ROOM | 10 TO 12 | 125 sqm | $435,600 | $324 |
| 1996-03 | EXECUTIVE | 22 TO 24 | 169 sqm | $750,000 | $412 |
| 1994-12 | EXECUTIVE | 22 TO 24 | 162 sqm | $410,000 | $235 |