RPS · Resale Project Scorecard
Sin Ming Plaza — Grade A
RPS score 7.36/10 · D20 · Ang Mo Kio, Bishan, Thomson · 102 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 1992
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +5.45% places this condo in the top 10% of its 1992-era cohort — exceptional capital appreciation relative to peers of the same vintage.
2 primary schools within 1km (nearest: AI TONG SCHOOL at 0.94km). Exceptional school catchment — strong appeal for families with young children.
102 units — boutique development. Lower transaction frequency and limited shared facilities.
380m from Upper Thomson Mrt Stn (TE8) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.04% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Bright Hill MRT CRL interchange (CR13, CRL1) at 1.16km, far enough that the impact on this project is modest.
Primary schools within 1km: AI TONG School, Catholic HIGH School (Primary).
The verdict· Scores updated September 2026
Sin Ming Plaza scores 7.36 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 216th of 2,357 resale condos scored in Singapore and 15th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Rental Yield (1/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Sin Ming Plaza
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,870 psf, median price $2.84M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,763 psf | $2.83M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,976 psf | $2.85M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,870 psf | $2.84M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Sin Ming Plaza: frequently asked questions
Answers generated from the scorecard data — RPS rank 216th of 2,357, scores updated September 2026.
- Is Sin Ming Plaza a good buy in 2026?
- Sin Ming Plaza scores 7.36/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 216th of 2,357 Singapore resale condos and 15th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Sin Ming Plaza?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Sin Ming Plaza, at a median of $1,870 psf and a median price of $2.84M (range $1,763 psf to $1,976 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sin Ming Plaza from the nearest MRT station?
- Sin Ming Plaza is about 380m from Upper Thomson MRT (TE8), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Sin Ming Plaza compare with Tresalveo?
- Tresalveo is the project scored next to Sin Ming Plaza on the District 20 ranking: 7.39 (Grade S) against Sin Ming Plaza's 7.36 (Grade A). Sin Ming Plaza scores higher on Primary School Effect (9 vs 7); Tresalveo scores higher on Rental Yield (1 vs 3) and Project's Historical Performance (9 vs 10).
- Which primary schools are within 1km of Sin Ming Plaza?
- 2 primary schools are within 1km of Sin Ming Plaza: AI TONG School, Catholic HIGH School (Primary). 2 primary schools within 1km (nearest: AI TONG SCHOOL at 0.94km). Exceptional school catchment — strong appeal for families with young children. Sin Ming Plaza scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Sin Ming Plaza, and how big is the project?
- Sin Ming Plaza is freehold, completed in 1992, has 102 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 102 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Sin Ming Plaza in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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