Blk 141 Simei St 2
Project page · 99-year lease from 1989
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 141 | 07 TO 09 | 104 sqm | S$679,000 | S$6,529 psm | ×1.000 | S$6,529 psm |
| Jul 2026 | Blk 141 | 04 TO 06 | 104 sqm | S$660,000 | S$6,346 psm | ×1.000 | S$6,346 psm |
| Dec 2025 | Blk 141 | 04 TO 06 | 104 sqm | S$665,000 | S$6,394 psm | ×0.995 | S$6,360 psm |
How accurate is this estimate for Simei St 2?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 8 sales in Simei St 2 since.
- Median error
- 2.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 8 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.53% gross yield
S$43,200 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 141 | 4 ROOM | S$3,900 |
| Jul 2026 | 141 | 4 ROOM | S$3,700 |
| Jul 2026 | 141 | 4 ROOM | S$3,700 |
| Apr 2026 | 141 | 4 ROOM | S$3,400 |
| Apr 2026 | 146 | 4 ROOM | S$3,300 |
| Nov 2025 | 145 | 4 ROOM | S$3,500 |
median of 6 HDB rental approvals for 4 ROOM on Simei St 2 since 2025-11.
Buying or selling at S$661,407?
Buying: Stamp duty on S$661,407 · Cash and CPF needed on S$661,407 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$661,407.
Each opens with this figure filled in; change anything there.
Primary schools near 141 Simei St 2
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Changkat Primary School · 590 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 622 m · no 2025 Phase 2C ballot
- Yumin Primary School · 622 m · no 2025 Phase 2C ballot
- East Spring Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,141 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,354 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,645 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines North Primary School · 1,689 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,753 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,928 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 141 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$679,000 | S$6,529 psm |
| Jul 2026 | Blk 141 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$660,000 | S$6,346 psm |
| Mar 2026 | Blk 141 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 128 sqm | S$788,000 | S$6,156 psm |
| Dec 2025 | Blk 141 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$665,000 | S$6,394 psm |
| May 2025 | Blk 141 · 5 ROOM · 04 TO 06 · Improved · 63 years left excluded: outlier | 122 sqm | S$710,888 | S$5,827 psm |
| May 2025 | Blk 141 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 122 sqm | S$850,000 | S$6,967 psm |
| Oct 2024 | Blk 141 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$630,000 | S$6,058 psm |
| Jul 2024 | Blk 141 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$663,888 | S$6,384 psm |
| Jun 2024 | Blk 141 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 128 sqm | S$726,888 | S$5,679 psm |
| Jun 2024 | Blk 141 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$670,888 | S$6,451 psm |
| Nov 2023 | Blk 141 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$593,888 | S$5,710 psm |
| May 2023 | Blk 141 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 122 sqm | S$700,800 | S$5,744 psm |
| Jul 2022 | Blk 141 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$630,000 | S$5,164 psm |
| Apr 2022 | Blk 141 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 128 sqm | S$623,000 | S$4,867 psm |
| Apr 2022 | Blk 141 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 122 sqm | S$600,000 | S$4,918 psm |
| Mar 2022 | Blk 141 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Feb 2022 | Blk 141 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Jan 2022 | Blk 141 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 122 sqm | S$580,000 | S$4,754 psm |
| Nov 2021 | Blk 141 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$600,000 | S$4,918 psm |
Showing 19 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 141 · 4 ROOM | S$3,900 | — |
| Jul 2026 | Blk 141 · 4 ROOM | S$3,700 | — |
| Jul 2026 | Blk 141 · 4 ROOM | S$3,700 | — |
| Apr 2026 | Blk 141 · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 141 · 5 ROOM | S$4,400 | — |
| Oct 2025 | Blk 141 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 141 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 141 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 141 · 4 ROOM | S$3,350 | — |
| Sept 2024 | Blk 141 · 4 ROOM | S$3,900 | — |
| Sept 2024 | Blk 141 · 4 ROOM | S$3,700 | — |
| Aug 2024 | Blk 141 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 141 · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 141 · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 141 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 141 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 141 · 4 ROOM | S$2,100 | — |
| Aug 2023 | Blk 141 · 4 ROOM | S$3,900 | — |
| May 2023 | Blk 141 · 4 ROOM | S$3,900 | — |
| Apr 2023 | Blk 141 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 141 · 4 ROOM | S$4,000 | — |
| Oct 2022 | Blk 141 · 4 ROOM | S$3,150 | — |
| Jul 2022 | Blk 141 · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 141 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 141 · 4 ROOM | S$2,300 | — |
| Nov 2021 | Blk 141 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 141 · 4 ROOM | S$2,100 | — |
| Oct 2021 | Blk 141 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 141 · 4 ROOM | S$1,700 | — |
| Jul 2021 | Blk 141 · 4 ROOM | S$2,700 | — |
| Jul 2021 | Blk 141 · 5 ROOM | S$2,500 | — |
| Jul 2021 | Blk 141 · 4 ROOM | S$2,450 | — |
| Apr 2021 | Blk 141 · 4 ROOM | S$2,100 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 61 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 56 years | S$637,793 | S$704,175 | S$759,330 | S$775,973 |
| 10 years | 51 years | S$608,809 | S$742,135 | S$862,943 | S$901,186 |
| 20 years | 41 years | S$543,397 | S$807,459 | S$1,091,739 | S$1,190,649 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.