June 2027 is the estimated Sin Ming Residences completion date. BTO HQ lists an estimated TOP of 1 June 2027 for this December 2023 Bishan project, and HDB's own 32-month launch figure, counted its way, cannot land before November 2026. What matters more for your renovation: the floors, doors and bathroom fittings are already paid for.
Facts, rules and package prices checked on 23 September 2026 against HDB's sales brochure, HDB's December 2023 launch release and its annexes, HDB's renovation guidelines and our own product pages.
You may have read that keys would come in late 2026. That reading appears to count from the launch; HDB counts from flat selection, which only began in March 2024. And most renovation quotes you will collect assume an empty BTO unit, which is not what HDB is handing you here.
"I'm getting my BTO keys around Jan 2027, and I'm a bit unsure about when I should start engaging an interior designer."
A new BTO owner on r/askSingapore, April 2026.
That question has a sharper answer at Sin Ming Residences, because the scope is smaller than the usual BTO brief. Our HDB BTO completion date tracker lists the other projects handing over around the same time.
Key Takeaways
- Estimated completion: June 2027. BTO HQ and 99.co both list 1 June 2027.
- HDB's launch waiting time was 32 months, counted from the median flat-selection month, not from the December 2023 launch.
- 732 flats for sale, 105 three-room and 627 four-room, in four blocks along Sin Ming Road, Bishan.
- Vinyl floors, bedroom doors, bathroom doors and sanitary fittings come with the flat, and HDB says the prices include them.
- The gap HDB leaves is the kitchen: its fittings list has no cabinets. That, plus paint, a heater, lights and aircon, is the real brief.
Sin Ming Residences Completion Date: What the Estimate Says
BTO HQ's project page gives an estimated TOP date of 1 June 2027, and 99.co shows the same date. Both are tracker sites, not HDB. HDB's own figure came at launch.
In its December 2023 launch release, HDB offered 6,057 flats across eight projects and singled this one out. Sin Ming Residences was the Shorter Waiting Time project, with a wait of about two years and eight months.
Neither figure binds your own flat. HDB's key collection page says your latest Probable Completion Date (PCD) sits on MyHDB Page, and that the actual date can move with construction progress.
Blocks also finish one by one. HDB warns that a block can look ready while doors, sanitary fittings, wiring and cleaning are still going in.
Which means the date to plan against is the one on your own MyHDB Page, not the one on a tracker.
Does "2 Years 8 Months" Mean Keys in 2026?
Not necessarily, and this is where some launch coverage went wrong. One home magazine turned the 32 months into key collection "somewhere in late 2026", which only works if you count from the launch, by our reading of its arithmetic.
HDB counts differently. The note under Annex A of the launch release starts the clock at the middle month of flat selection, not at the launch, and stops it at the middle of the blocks' projected completion months.
Flat selection did not start in December 2023. Annex B says booking for this exercise would begin in March 2024.
So, by our arithmetic, March 2024 plus 32 months is November 2026. That is the earliest reading HDB's figure allows, and only if the median selection fell in the very first month. June 2027 matches HDB's figure only if half the flats had been selected by about October 2024, and HDB has not published that month.
Whether June 2027 is on schedule therefore depends on a median selection month HDB has not published. That is why the only date to plan against is the one on your MyHDB Page.
Is Sin Ming Residences 80% Complete?
BTO HQ prints "80% Complete" beside the date. It behaves like calendar time, not a construction figure. From 1 December 2023 to 1 June 2027 is 1,278 days; by 23 September 2026, 1,027 of them have passed, which is 80.4%.
That is our arithmetic on the site's own launch month and TOP date, and the same calendar method matched every row we tested on its tracker in September. The latest progress photos on the page were uploaded on 25 December 2025.
Read the percentage as time elapsed. It will show the project as complete on 1 June 2027 whatever happens on site, so it will not warn you of a delay unless the site changes its TOP date.
Is This the New Sin Ming BTO?
Probably not, and the names are now easy to mix up. Two new Shorter Waiting Time projects, one in Sin Ming and one in Toa Payoh, were announced by National Development Minister Chee Hong Tat on 30 August 2026. Together they add roughly 1,200 flats, and their launch dates and waiting times are still to come, as reported that day.
A 1 September report puts the new Sin Ming project at 1,076 units, right across from Sin Ming Residences, with completion expected by mid-2030.
On the Sin Ming Residences site plan, HDB already marks a plot across Sin Ming Street as reserved for future high-rise residential development. If you are searching for the 2026 announcement, this page is about its older neighbour.
732 Flats in Four Blocks, Plus a Rental Block
HDB's sales brochure describes four residential blocks of 22 to 28 storeys with 732 flats for sale. Two of those blocks also hold 84 rental flats, and a fifth block is entirely rental.
| Block | Storeys | 3-room | 4-room | Rental flats |
|---|---|---|---|---|
| 27A | 27 | 26 | 182 | none |
| 28A | 22/27 | 26 | 130 | 42 two-room |
| 28B | 22 | none | none | 126 one-room, 42 two-room |
| 29A | 27 | 26 | 180 | none |
| 31A | 22/28 | 27 | 135 | 42 two-room |
A three-room flat is about 69 sqm, including 66 sqm of internal floor area and the air-con ledge. A four-room is about 93 sqm, or 90 sqm internal. There is no five-room here.
Inside the project, the brochure lists a central courtyard with playgrounds and fitness stations, a roof garden on the car park, and a preschool. Buses run along Sin Ming Road and Marymount Road, and it names Upper Thomson MRT station for connections across the island.
What Arrives Installed in Your Flat
This is the part most quotes miss. The brochure is plain about it: every flat is handed over with its floors finished, its internal doors hung and its sanitary fittings in place. HDB's price table adds that Sin Ming Residences prices include the costs of those items.
| Area or item | What HDB installs |
|---|---|
| Living/dining, bedrooms, 3-room dry kitchen | Vinyl strip flooring with UPVC skirting |
| Bathrooms, kitchen, shelter, 4-room service yard | Glazed porcelain floor tiles |
| Bathroom and kitchen walls | Glazed porcelain wall tiles |
| Doors | Laminated UPVC bedroom doors, UPVC folding bathroom doors |
| Bathrooms | Basin and tap, shower set and mixer, WC |
| Other walls and ceilings | Skim coated or plastered and painted |
| Services | Hidden wiring for lights and sockets, plus points for the heater, aircon, TV and data |
In the brochure's general specification, the fittings list stops at locksets, the WC suite, a clothes drying rack, the wash basin and the shower set. There is no kitchen cabinet on it.
Compare that with River Peaks, where the floors were optional and buyers had to opt in. Here nothing was optional. It was all priced in.
Why a Bare-Unit Quote Is the Wrong Quote Here
Most BTO renovation quotes are written for a flat with bare cement floors in the living room and bedrooms. They open with screeding, then vinyl or tiles, then doors. At Sin Ming Residences every one of those lines is already done.
Our view is simple. If a quote for this project includes new flooring for the living room and bedrooms, or new bedroom doors, it is replacing something you paid HDB for, not filling a gap. That can still be your choice. It should never be a default line.
Ask any contractor to price three things apart: work that fills a gap, work that replaces something new, and work that is pure preference. You will see the real size of the job at once.
For most owners here the gap list is short, which is why the scope, and the quote, should be short too.
What Should the Budget Cover Instead?
Start from what HDB left out, then add only what you want to change.
Kitchen
Your kitchen arrives tiled but empty of cabinets. That is the single largest gap, and it is the one item a flat cannot really function without. Our BTO kitchen renovation guide covers layouts and materials in more depth.
Paint and heater
Walls and ceilings come painted, but in HDB's colours. The brochure provides a water heater point, not a heater. Both are small lines, and both are easier before furniture arrives.
Lights and aircon
Wiring runs to the lighting and aircon points, but the fittings and units are yours. HDB's permit page says to use an EMA licenced electrical worker for electrical work and a BCA trained installer for air-conditioners.
Everything else, such as wardrobes, a feature wall or a built-in desk, is preference. Price it separately so you can drop it without reopening the whole quote.
Can You Change the Bathrooms?
Yes, but the rule has two halves, and people usually hear only one. Under HDB's building works guidelines, a new flat's bathroom and toilet finishes, walls and floors alike, sit under a 3-year restriction on removal.
Replacement of bathroom floor and wall finishes needs a permit and can only happen after the first 3 years from the date the block is completed. For a block completed around June 2027, that is around mid-2030 at the earliest, by our arithmetic.
Overlay is different. Laying new floor tiles over the old ones with adhesive needs no permit, provided there is only one existing layer, the new finish including adhesive stays within 13mm, and the floor trap is not touched. Wall overlay has the same 13mm limit and no third layer.
So you can change the look of a bathroom from day one. Our 2 Toilets BTO overlay package starts from S$10,290 and removes and replaces the sanitary fittings as part of the job.
At this project, that means replacing new fittings HDB already supplied. We would only suggest it if you genuinely dislike the tiles.
Should the 3-Room Open Kitchen Get a Partition?
In the three-room layout, HDB uses an open kitchen, with a dry kitchen beside the living area and a combined kitchen and utility space behind it. The brochure's Layout Ideas page marks dotted lines where partitions can split the dry kitchen from the wet kitchen and the utility area.
A gypsum partition needs no permit under the building works guidelines, subject to conditions. If it creates a room for habitation, that room needs adequate natural light and ventilation, the fire escape route must stay direct, and fasteners are capped at 6mm in diameter and 40mm deep.
Our view: decide the partition before the kitchen cabinets are drawn, because the cabinet run and the partition line fight for the same wall.
Which Package Fits Your Sin Ming Residences Flat?
Because the floors and doors are already in, the fit is a move-in package, not a bare-unit one.
For a 4-room flat
The 4rm Move-In BTO Package - Most Popular starts from S$7,390. It covers 10ft of top and bottom kitchen cabinets with a quartz top, a Rinnai hood and 2-burner hob without the gas connection, a 15L heater installed and connected, and whole-house painting in up to 4 colours.
The 4rm Premium tier starts from S$8,090 and moves to a 3-burner hob and a 30L heater.
For a 3-room flat
The 3rm Move-In BTO Package - Most Popular starts from S$7,290, with painting in up to 3 colours. The 3rm Premium tier starts from S$7,990.
Check the 10ft cabinet run against your own floor plan first, because the open kitchen splits the space between a dry kitchen and a kitchen and utility area.
If you only want the kitchen now
The Kitchen Cabinet BTO Package - Most Popular starts from S$5,490 with the same 10ft of cabinets, but no painting and no heater.
The difference is worth doing on paper. The 4-room move-in price of S$7,390 less the kitchen-only S$5,490 is S$1,900, and for a three-room it is S$1,800. That buys the whole-house paint and a heater installed and connected.
Our verdict: for most owners here, take the move-in package rather than the kitchen alone. Paint goes on most easily before the sofa and wardrobes arrive. Once you live there, every wall means moving furniture and covering what you own.
What Will Renovation Cost at Sin Ming Residences?
These are starting prices from our own store, checked on 23 September 2026. None of them includes flooring, because HDB already laid it.
| Package | Starts from | Best fit |
|---|---|---|
| 3rm Move-In, Most Popular | S$7,290 | 3-room, kitchen plus paint and heater |
| 4rm Move-In, Most Popular | S$7,390 | 4-room, kitchen plus paint and heater |
| Kitchen Cabinet BTO | S$5,490 | Kitchen only, paint later |
| 2 Toilets BTO, overlay | S$10,290 | Only if you want different bathroom tiles |
Lights, aircon, wardrobes and any partition sit outside these packages. Ask for them as separate lines.
Three Rules to Know Before Anyone Drills
First, the household shelter. The brochure forbids hacking, drilling, altering or removing any of its walls, its ceiling, its floor or its door. Our household shelter rules and storage ideas show what you can still do with it.
Second, the contractor. HDB's renovation rules say you may only engage contractors from its Directory of Renovation Contractors. Ask for the licence number before you pay a deposit.
Third, power points. Per HDB's electrical works guidelines, flats without higher electrical loading need a permit for new 15-amp points for aircon or heavier appliances. The brochure does not say which applies here, so ask before buying.
Our HDB renovation permit guide covers the rest.
Renovating While a New Project Rises Across the Road
If the new Sin Ming project across the road goes ahead as reported, it will be under construction while you move in. When he announced it, the Minister listed hoardings, quieter machinery and keeping noisy work to the daytime as the ways to limit disruption.
Our view: that does not change your renovation, but it changes how you judge noise in the first months. Your own contractor still keeps to HDB's hours, listed in our guide to HDB drilling and renovation hours.
Is It Too Early to Talk to a Contractor?
No, if you use the time to fix the scope rather than the dates. You can settle the kitchen layout, the paint colours and any partition now. Dates depend on your key appointment, which HDB says is shown on MyHDB Page.
Book site measurements only after keys. And collect every quote on the same scope, or you will be comparing different jobs.
Your Order of Work From Now to Keys
- Now: check your PCD on MyHDB Page and note which block you booked.
- Before quotes: write down what HDB installs, using the table above, and strike those lines from every quote.
- 3-room owners: decide on the kitchen partition before the cabinets are drawn.
- At key collection: inspect the flat. HDB's defects page gives a 1-year Defects Liability Period from key collection and asks you to report items within 1 month and before renovation starts.
- After defects are logged: measure and start the kitchen, then paint, then lights and aircon.
- Later, if you want: bathroom overlay any time; bathroom replacement only after 3 years from block completion, with a permit.
Our BTO key collection checklist covers the handover day in detail.
Where RCS Fits at Sin Ming Residences
RCS is an HDB-licensed renovation contractor (HB-11-5877Z), BCA-registered and bizSAFE Level 3 certified. For a flat that arrives finished, our part is the kitchen, the paint and the heater. Read about RCS and our customer reviews.
If you already know your scope, start from the 4-room Move-In BTO package or the 3-room Move-In BTO package.
Still Weighing the Scope?
If you are not ready to award any work, talk the scope through with Ai-Deal first. It helps new owners sort what they need from what they were sold.
Nearby, our Bishan HDB renovation guide covers older flats in the town, Kim Keat Heights is the nearest project on our list, and the June 2026 BTO guide for Bishan and nearby towns covers the newer launches.
Frequently Asked Questions
What is the Sin Ming Residences completion date?
The estimated completion is June 2027. BTO HQ and 99.co both list 1 June 2027, and HDB's launch waiting time of 32 months, counted from the median flat-selection month, puts the earliest possible date at November 2026; HDB has not published enough to say whether June 2027 is on schedule. Your own Probable Completion Date is on MyHDB Page, and blocks can finish at different times.
Is Sin Ming Residences in Toa Payoh or Bishan?
Bishan. HDB lists Sin Ming Residences, along Sin Ming Road, under Bishan in its December 2023 launch, so if you were looking up a Bishan BTO completion date, this is the project. The Toa Payoh name comes up because a separate announcement in August 2026 paired a new Sin Ming project with a new Toa Payoh one.
Do Sin Ming Residences flats come with flooring?
Yes. The brochure lists vinyl strip flooring in the living and dining area, the bedrooms and the three-room dry kitchen, and tiles in the kitchen, bathrooms and shelter. HDB's price table says those items are already in the price. The kitchen cabinets are not included.
How much does it cost to renovate a Sin Ming Residences flat?
For a move-in scope, our 4-room package starts from S$7,390 and the 3-room from S$7,290, covering the kitchen, whole-house paint and a heater. A kitchen-only package starts from S$5,490. Lights, aircon and carpentry beyond the kitchen are quoted separately.
Can I hack the bathroom tiles when I get my keys?
Not straight away. HDB allows bathroom and toilet finishes to be replaced, with a permit, only after the first 3 years from the date the block is completed. Overlaying new tiles with adhesive needs no permit from day one, within HDB's 13mm and single-layer limits and without touching the floor trap.
How do I check a BTO completion date?
Log in to MyHDB Page, where HDB shows your latest Probable Completion Date and, later, your key collection appointment. Tracker percentages are usually calendar time since launch, not construction progress, so treat them as a rough guide only.
Sources
- HDB, Sin Ming Residences sales brochure, December 2023.
- HDB, December 2023 BTO launch release with Annex A and Annex B.
- HDB: building works, electrical works, renovation rules, defects in new flats, key collection.
- BTO HQ project page and 99.co project page, read 23 September 2026.
- Reports on the Sin Ming and Toa Payoh Shorter Waiting Time announcement, 30 August and 1 September 2026, linked above.
- RCS move-in, kitchen and bathroom product pages, linked in the cost table, checked 23 September 2026.
Disclaimer: published for general information, not professional advice. Renovation scope, permits and costs vary by unit and by HDB approval, and package prices may change after publication. The Sin Ming Residences completion date and all project details are HDB's to revise, and your own Probable Completion Date on MyHDB Page is the one that counts. Last reviewed: 23 September 2026.
