Blk 844 Sims Ave
Project page · 99-year lease from 1985
Based on 44 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. 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 11 · 690 m | 07 TO 09 | 91 sqm | S$608,000 | S$6,681 psm | ×1.000 | S$6,681 psm |
| Oct 2026 | Blk 8 · 792 m | 10 TO 12 | 92 sqm | S$628,800 | S$6,835 psm | ×1.000 | S$6,835 psm |
| Sept 2026 | Blk 9 · 690 m | 16 TO 18 | 91 sqm | S$635,000 | S$6,978 psm | ×1.000 | S$6,978 psm |
| Sept 2026 | Blk 9 · 690 m | 07 TO 09 | 91 sqm | S$625,000 | S$6,868 psm | ×1.000 | S$6,868 psm |
| Sept 2026 | Blk 11 · 690 m | 13 TO 15 | 91 sqm | S$660,000 | S$7,253 psm | ×1.000 | S$7,253 psm |
| Sept 2026 | Blk 8 · 792 m | 07 TO 09 | 92 sqm | S$653,888 | S$7,107 psm | ×1.000 | S$7,107 psm |
| Sept 2026 | Blk 8 · 792 m | 10 TO 12 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Aug 2026 | Blk 10 · 690 m | 04 TO 06 | 91 sqm | S$598,000 | S$6,571 psm | ×1.000 | S$6,571 psm |
| Jul 2026 | Blk 11 · 690 m | 10 TO 12 | 91 sqm | S$658,000 | S$7,231 psm | ×1.000 | S$7,231 psm |
| Jul 2026 | Blk 11 · 690 m | 13 TO 15 | 91 sqm | S$618,000 | S$6,791 psm | ×1.000 | S$6,791 psm |
| May 2026 | Blk 11 · 690 m | 01 TO 03 | 91 sqm | S$575,000 | S$6,319 psm | ×0.999 | S$6,309 psm |
| May 2026 | Blk 10 · 690 m | 13 TO 15 | 91 sqm | S$588,000 | S$6,462 psm | ×0.999 | S$6,452 psm |
| May 2026 | Blk 5 · 792 m | 10 TO 12 | 92 sqm | S$603,000 | S$6,554 psm | ×0.999 | S$6,545 psm |
| May 2026 | Blk 11 · 792 m | 10 TO 12 | 92 sqm | S$632,000 | S$6,870 psm | ×0.999 | S$6,859 psm |
| Apr 2026 | Blk 9 · 690 m | 04 TO 06 | 91 sqm | S$598,000 | S$6,571 psm | ×0.999 | S$6,562 psm |
| Apr 2026 | Blk 22 · 792 m | 01 TO 03 | 93 sqm | S$642,000 | S$6,903 psm | ×0.999 | S$6,893 psm |
| Mar 2026 | Blk 10 · 690 m | 10 TO 12 | 92 sqm | S$588,000 | S$6,391 psm | ×0.996 | S$6,363 psm |
| Feb 2026 | Blk 11 · 792 m | 07 TO 09 | 92 sqm | S$635,000 | S$6,902 psm | ×0.996 | S$6,872 psm |
| Jan 2026 | Blk 10 · 690 m | 13 TO 15 | 92 sqm | S$630,000 | S$6,848 psm | ×0.996 | S$6,818 psm |
| Jan 2026 | Blk 11 · 690 m | 10 TO 12 | 92 sqm | S$615,000 | S$6,685 psm | ×0.996 | S$6,655 psm |
| Jan 2026 | Blk 5 · 792 m | 07 TO 09 | 92 sqm | S$620,000 | S$6,739 psm | ×0.996 | S$6,709 psm |
| Jan 2026 | Blk 848 | 04 TO 06 | 83 sqm | S$650,000 | S$7,831 psm | ×0.996 | S$7,797 psm |
| Dec 2025 | Blk 11 · 792 m | 01 TO 03 | 92 sqm | S$633,000 | S$6,880 psm | ×0.995 | S$6,843 psm |
| Dec 2025 | Blk 8 · 792 m | 07 TO 09 | 92 sqm | S$638,888 | S$6,944 psm | ×0.995 | S$6,907 psm |
| Nov 2025 | Blk 8 · 792 m | 10 TO 12 | 92 sqm | S$650,000 | S$7,065 psm | ×0.995 | S$7,027 psm |
| Oct 2025 | Blk 11 · 690 m | 04 TO 06 | 91 sqm | S$640,000 | S$7,033 psm | ×0.995 | S$6,995 psm |
| Sept 2025 | Blk 11 · 690 m | 13 TO 15 | 91 sqm | S$630,000 | S$6,923 psm | ×0.994 | S$6,882 psm |
| Sept 2025 | Blk 11 · 690 m | 13 TO 15 | 91 sqm | S$628,000 | S$6,901 psm | ×0.994 | S$6,860 psm |
| Sept 2025 | Blk 9 · 690 m | 04 TO 06 | 91 sqm | S$620,000 | S$6,813 psm | ×0.994 | S$6,773 psm |
| Sept 2025 | Blk 10 · 690 m | 07 TO 09 | 91 sqm | S$638,000 | S$7,011 psm | ×0.994 | S$6,970 psm |
| Aug 2025 | Blk 9 · 690 m | 07 TO 09 | 91 sqm | S$620,000 | S$6,813 psm | ×0.994 | S$6,773 psm |
| Aug 2025 | Blk 9 · 690 m | 13 TO 15 | 91 sqm | S$620,000 | S$6,813 psm | ×0.994 | S$6,773 psm |
| Jul 2025 | Blk 10 · 690 m | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×0.994 | S$6,213 psm |
| Jul 2025 | Blk 11 · 792 m | 04 TO 06 | 92 sqm | S$615,000 | S$6,685 psm | ×0.994 | S$6,645 psm |
| Jul 2025 | Blk 5 · 792 m | 04 TO 06 | 92 sqm | S$590,000 | S$6,413 psm | ×0.994 | S$6,375 psm |
| Jun 2025 | Blk 9 · 690 m | 10 TO 12 | 91 sqm | S$595,000 | S$6,538 psm | ×0.998 | S$6,526 psm |
| Jun 2025 | Blk 23 · 690 m | 07 TO 09 | 92 sqm | S$603,000 | S$6,554 psm | ×0.998 | S$6,541 psm |
| Jun 2025 | Blk 11 · 792 m | 07 TO 09 | 92 sqm | S$610,000 | S$6,630 psm | ×0.998 | S$6,617 psm |
| May 2025 | Blk 9 · 690 m | 04 TO 06 | 91 sqm | S$570,000 | S$6,264 psm | ×0.998 | S$6,251 psm |
| Apr 2025 | Blk 10 · 690 m | 04 TO 06 | 92 sqm | S$620,000 | S$6,739 psm | ×0.998 | S$6,726 psm |
| Apr 2025 | Blk 10 · 690 m | 16 TO 18 | 91 sqm | S$628,000 | S$6,901 psm | ×0.998 | S$6,888 psm |
| Feb 2025 | Blk 9 · 690 m | 01 TO 03 | 91 sqm | S$585,000 | S$6,429 psm | ×1.007 | S$6,477 psm |
| Dec 2024 | Blk 11 · 690 m | 10 TO 12 | 91 sqm | S$588,000 | S$6,462 psm | ×1.023 | S$6,612 psm |
| Dec 2024 | Blk 10 · 690 m | 16 TO 18 | 91 sqm | S$628,000 | S$6,901 psm | ×1.023 | S$7,062 psm |
How accurate is this estimate for Sims Ave?
Too few sales since Q1 2026 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.03% gross yield
S$39,600 of rent a year against the estimate above · 0.1 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.13%, from 99 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 |
|---|---|---|---|
| Jun 2026 | 848 | 4 ROOM | S$3,300 |
median of 1 HDB rental approvals for 4 ROOM on Sims Ave since 2025-11.
Buying or selling at S$562,917?
Buying: Stamp duty on S$562,917 · Cash and CPF needed on S$562,917 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$562,917.
Each opens with this figure filled in; change anything there.
Primary schools near 844 Sims Ave
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
- Haig Girls' School (girls) · 652 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,075 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tanjong Katong Primary School · 1,343 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Kong Hwa School · 1,574 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Katong) Primary (girls) · 1,611 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,714 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 1,750 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,883 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2023 | Blk 844 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 83 sqm | S$572,000 | S$6,892 psm |
| Mar 2022 | Blk 844 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 83 sqm | S$512,000 | S$6,169 psm |
Showing 2 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2022 | Blk 844 · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 844 · 4 ROOM | S$1,900 | — |
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 57 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 | 52 years | S$537,336 | S$593,262 | S$639,729 | S$653,751 |
| 10 years | 47 years | S$509,966 | S$621,646 | S$722,840 | S$754,874 |
| 20 years | 37 years | S$447,267 | S$664,616 | S$898,606 | S$980,018 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.