Blk 453 Sin Ming Ave
Bishan · Singapore 570453 · 68 resale transactions since 1994-08 · last sold 2026-06
Buyer-pool verdict
29% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2069.
Median psf (12m)
$754
Lease remaining
63 yrs
from 1990
Floor premium
—
top vs bottom band
Transactions
68
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 | 2019 | — | Pro-rated 90% |
| 30 | 2024 | — | Pro-rated 97% |
| 35 | 2029 | 3 | Full CPF |
| 40 | 2034 | 8 | Full CPF |
| 45 | 2039 | 13 | Full CPF |
| 50 | 2044 | 18 | Full CPF |
| 55 | 2049 | 23 | Full CPF |
No CPF at all from 2069 (43 years away). Lease expires 2089.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 5 ROOM | $994,000 | $754 | $487,000 | 58 |
| EXECUTIVE | — | — | $845,000 | 10 |
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
$–$
40 transactions · median $640,000 · $460 psf · range $300,000–$1,400,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-06 | 5 ROOM | 13 TO 15 | 120 sqm | $988,000 | $765 |
| 2026-02 | 5 ROOM | 10 TO 12 | 125 sqm | $1,000,000 | $743 |
| 2024-07 | 5 ROOM | 04 TO 06 | 125 sqm | $1,020,000 | $758 |
| 2024-01 | EXECUTIVE | 16 TO 18 | 174 sqm | $1,400,000 | $748 |
| 2023-12 | 5 ROOM | 04 TO 06 | 120 sqm | $852,000 | $660 |
| 2023-12 | 5 ROOM | 10 TO 12 | 125 sqm | $930,000 | $691 |
| 2023-03 | 5 ROOM | 07 TO 09 | 120 sqm | $880,000 | $681 |
| 2022-09 | EXECUTIVE | 16 TO 18 | 162 sqm | $1,280,000 | $734 |
| 2022-09 | 5 ROOM | 01 TO 03 | 125 sqm | $808,000 | $601 |
| 2021-09 | 5 ROOM | 01 TO 03 | 125 sqm | $720,000 | $535 |
| 2020-12 | 5 ROOM | 10 TO 12 | 125 sqm | $700,000 | $520 |
| 2020-11 | 5 ROOM | 01 TO 03 | 120 sqm | $635,000 | $492 |
| 2020-10 | 5 ROOM | 04 TO 06 | 120 sqm | $648,000 | $502 |
| 2020-03 | 5 ROOM | 10 TO 12 | 120 sqm | $645,000 | $499 |
| 2019-06 | EXECUTIVE | 13 TO 15 | 155 sqm | $950,000 | $569 |
| 2018-09 | 5 ROOM | 04 TO 06 | 125 sqm | $720,000 | $535 |
| 2017-11 | 5 ROOM | 13 TO 15 | 125 sqm | $700,000 | $520 |
| 2017-09 | EXECUTIVE | 16 TO 18 | 174 sqm | $960,000 | $513 |
| 2016-08 | EXECUTIVE | 16 TO 18 | 162 sqm | $958,000 | $549 |
| 2016-08 | 5 ROOM | 01 TO 03 | 125 sqm | $600,000 | $446 |
| 2015-11 | 5 ROOM | 04 TO 06 | 125 sqm | $620,000 | $461 |
| 2012-06 | 5 ROOM | 04 TO 06 | 120 sqm | $593,000 | $459 |
| 2011-10 | 5 ROOM | 04 TO 06 | 120 sqm | $564,000 | $437 |
| 2011-09 | 5 ROOM | 01 TO 03 | 125 sqm | $515,000 | $383 |
| 2011-04 | 5 ROOM | 01 TO 03 | 120 sqm | $495,000 | $383 |
| 2010-10 | 5 ROOM | 01 TO 03 | 125 sqm | $488,000 | $363 |
| 2010-09 | 5 ROOM | 10 TO 12 | 120 sqm | $563,000 | $436 |
| 2010-08 | EXECUTIVE | 16 TO 18 | 169 sqm | $740,000 | $407 |
| 2010-08 | 5 ROOM | 13 TO 15 | 120 sqm | $558,600 | $432 |
| 2010-07 | 5 ROOM | 07 TO 09 | 120 sqm | $515,000 | $399 |
| 2007-11 | 5 ROOM | 01 TO 03 | 120 sqm | $370,000 | $286 |
| 2007-03 | 5 ROOM | 04 TO 06 | 125 sqm | $355,000 | $264 |
| 2006-06 | 5 ROOM | 13 TO 15 | 120 sqm | $352,000 | $273 |
| 2006-01 | 5 ROOM | 10 TO 12 | 120 sqm | $345,000 | $267 |
| 2005-09 | 5 ROOM | 04 TO 06 | 125 sqm | $300,000 | $223 |
| 2005-06 | EXECUTIVE | 13 TO 15 | 155 sqm | $450,000 | $270 |
| 2004-12 | 5 ROOM | 07 TO 09 | 125 sqm | $353,000 | $262 |
| 2004-06 | EXECUTIVE | 16 TO 18 | 162 sqm | $450,000 | $258 |
| 1995-10 | EXECUTIVE | 16 TO 18 | 169 sqm | $650,000 | $357 |
| 1994-08 | EXECUTIVE | 13 TO 15 | 160 sqm | $510,000 | $296 |