HDB › Bishan › Blk 22 Sin Ming Rd

Blk 22 Sin Ming Rd

Bishan · Completed 1973 · 99-year lease · 12 storeys

Block ratingEPoor on the evidence — within HDB

Updated 03-08-2026. A–E grades the block on the evidence; the 0–100 rating on a price for one flat is a separate number. HDB flats are rated on their own scale, against other HDB resales — an HDB band is never compared with a condo’s.

Rate a price at Blk 22 Sin Ming Rd.

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Is this price fair?

See the verdict

Not a valuation — a reading of your price against the property dynamics. HDB issues its official valuation only after an Option to Purchase is granted — this check is for before that moment.

What the record shows

Observed facts from official records — HDB resale transactions (Singapore Open Data Licence), HDB property information and routed distances. No account needed.

Remaining lease46 years · to 2072

Full CPF useBuyers aged 49+ (lease covers to age 95)

Flats in block3-room ×280 · 5-room ×8

Flat modelsImproved

Storeys12

Completed1973

Resales lodged · 24 mo10

3-room median · 12 moS$358,000 · 4 resales

Nearest MRT/LRTUpper Thomson · 0.8 km · 3 within 1 km

Next-nearest MRT/LRTMarymount (1.0 km)

Nearest bus stopBlk 22A CP (Sin Ming Rd) (54 m) · 10 within 400 m

Primary schools within 1 km1 · Ai Tong School

Most-sought P1 schoolAi Tong School (2025 Phase 2C 1.9× subscribed)

Nearest hawker centreShunfu Road Blk 320 (Shunfu Mart) · 640 m

Next-nearest hawker centreAng Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre) (1059 m)

Nearest parkJln Pintau Playground · 377 m · 9 within 1 km

Next-nearest parkPemimpin Place Playground (571 m)

Nearest supermarketNTUC FairPrice (279 Bishan Street 24) · 488 m · 3 within 1 km

Nearest wet marketBlk 320 Shunfu Road · 643 m

Nearest shopping mallBishan North Shopping Mall · 603 m · 2 within 1 km

ParkingSurface car park

Median rent · 3 RoomS$2,800/month · S$3.85 psf · 11 approved

Recent resale transactions

As published by HDB, monthly. Storey is a range and the floor area is the actual registered area — the record a price is rated against.

Month	Flat type	Model	Storey	Floor area	Lease left	Price	S$ psf
Jul 2026	3-room	Improved	04 TO 06	68 sqm · 732 sqft	46 yrs	S$350,000	478
Jul 2026	3-room	Improved	01 TO 03	68 sqm · 732 sqft	46 yrs	S$338,000	462
Feb 2026	3-room	Improved	01 TO 03	68 sqm · 732 sqft	46 yrs	S$366,000	500
Jan 2026	3-room	Improved	04 TO 06	68 sqm · 732 sqft	46 yrs	S$388,000	530
Jun 2025	3-room	Improved	01 TO 03	68 sqm · 732 sqft	47 yrs	S$336,000	459
Jun 2025	3-room	Improved	10 TO 12	68 sqm · 732 sqft	47 yrs	S$388,888	531
Jan 2025	3-room	Improved	07 TO 09	68 sqm · 732 sqft	47 yrs	S$340,000	464
Jan 2025	3-room	Improved	04 TO 06	68 sqm · 732 sqft	47 yrs	S$362,888	496
Oct 2024	3-room	Improved	10 TO 12	68 sqm · 732 sqft	48 yrs	S$378,888	518

Contains information from HDB resale transaction data accessed via data.gov.sg, made available under the Singapore Open Data Licence.

Blk 22 Sin Ming Rd at a glance

The same observed facts as the table above, drawn. Nothing here is modelled — every figure is a measurement, a count or a date from the public record.

Location map of Blk 22 Sin Ming Rd, a HDB resale block in Bishan, Singapore — Where it is.

Map of the area around Blk 22 Sin Ming Rd in Bishan, showing 400 m and 1 km rings and 1 primary school within 1 km — **Inner ring, 400 m:** 10 bus stops. **Outer ring, 1 km:** 1 primary school · 1 hawker centre · 3 supermarkets · 9 parks.

About Blk 22 Sin Ming Rd

Blk 22 Sin Ming Rd is a 12-storey HDB block in Bishan, completed in 1973, with about 46 years remaining on its 99-year lease. The nearest MRT/LRT station is Upper Thomson, about 0.8 km away, with Marymount the next station out (1.0 km), and 10 bus stops lie within 400 m. 1 primary school sit within 1 km (Ai Tong School), and the nearest hawker centre is Shunfu Road Blk 320 (Shunfu Mart). Jln Pintau Playground is the nearest park, about 377 m away, and residents park at a surface car park. The nearest supermarket is ntuc fairprice (279 bishan street 24), about 488 m away, one of 3 within 1 km; the nearest wet market is blk 320 shunfu road (643 m); the nearest shopping mall is bishan north shopping mall (603 m). Over the last 12 months, the 3-room median here was S$358,000 across 4 resales. Over the past 24 months, 10 resales in this block have been published by HDB. Every figure carries the date of the evidence behind it; this page was last updated 03-08-2026.

Frequently asked

How much does a 3-room flat at Blk 22 Sin Ming Rd cost?

Over the last 12 months, 4 3-room resales were recorded here at a median of S$358,000. Whether a specific asking price is fair depends on the flat — its size, storey and remaining lease.

What is the remaining lease at Blk 22 Sin Ming Rd?

About 46 years, to 2072, as of 03-08-2026. HDB flats are on a 99-year lease.

Can I use full CPF for a flat in this block?

The remaining lease covers a buyer aged 49 or older to age 95, the threshold for unrestricted CPF use under current rules; younger buyers face pro-rated limits. This is a statement of the published rule, not financial advice.

Which MRT station is nearest to Blk 22 Sin Ming Rd?

Upper Thomson, about 0.8 km away. The next-nearest is Marymount, about 1.0 km away.

Which primary schools are near Blk 22 Sin Ming Rd?

Within 1 km: Ai Tong School. The most-sought is Ai Tong School, which was 1.9× subscribed at Phase 2C in the 2025 P1 exercise. Proximity to a school within 1 km is a registration priority under MOE's P1 rules.

Where do you shop near Blk 22 Sin Ming Rd?

NTUC FairPrice (279 Bishan Street 24), about 488 m away, one of 3 within 1 km. The nearest wet market is Blk 320 Shunfu Road, about 643 m away. The nearest shopping mall is Bishan North Shopping Mall, about 603 m away.

Does Blk 22 Sin Ming Rd have a PriceVero rating?

Yes — a block rating of E on an A–E scale, measured within HDB resales only and never compared with a condominium. The 0–100 rating for a specific flat depends on its price, which only exists when you name it.

What about Cash Over Valuation (COV) at Blk 22 Sin Ming Rd?

COV is the amount a buyer pays above HDB's official valuation — and that valuation is only issued after an Option to Purchase is granted, so nobody can know COV in advance. PriceVero does not predict valuations or COV. It rates a price against this block's lodged resales, which is the evidence available before the OTP.