Blk 41 Sims Dr
Project page · 99-year lease from 1981
Based on 6 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 41 | 16 TO 18 | 66 sqm | S$370,000 | S$5,606 psm | ×1.000 | S$5,606 psm |
| Jul 2026 | Blk 41 | 13 TO 15 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Jul 2026 | Blk 41 | 13 TO 15 | 66 sqm | S$385,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jan 2026 | Blk 41 | 10 TO 12 | 66 sqm | S$346,000 | S$5,242 psm | ×0.997 | S$5,227 psm |
| Dec 2025 | Blk 41 | 04 TO 06 | 66 sqm | S$368,000 | S$5,576 psm | ×0.996 | S$5,554 psm |
| Nov 2025 | Blk 41 | 10 TO 12 | 66 sqm | S$385,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
How accurate is this estimate for Sims Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Sims Dr since.
- Median error
- 2.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
9.44% gross yield
S$35,400 of rent a year against the estimate above · 1.63 points above flats like it
Homes like this rent for about S$2,950 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 |
|---|---|---|---|
| Sept 2026 | 45 | 3 ROOM | S$3,200 |
| Aug 2026 | 45 | 3 ROOM | S$2,900 |
| Jul 2026 | 41 | 3 ROOM | S$3,100 |
| Jun 2026 | 45 | 3 ROOM | S$3,200 |
| May 2026 | 45 | 3 ROOM | S$3,400 |
| May 2026 | 45 | 3 ROOM | S$3,100 |
| May 2026 | 41 | 3 ROOM | S$3,050 |
| Apr 2026 | 41 | 3 ROOM | S$3,200 |
median of 22 HDB rental approvals for 3 ROOM on Sims Dr since 2025-10.
Buying or selling at S$375,000?
Buying: Stamp duty on S$375,000 · Cash and CPF needed on S$375,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$375,000.
Each opens with this figure filled in; change anything there.
Primary schools near 41 Sims Dr
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
- Geylang Methodist School (Primary) · 717 m · no 2025 Phase 2C ballot
1 to 2 km
- Canossa Catholic Primary School · 1,192 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,205 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,668 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hong Wen School · 1,994 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 41 · 3 ROOM · 16 TO 18 · Improved · 54 years left | 66 sqm | S$370,000 | S$5,606 psm |
| Jul 2026 | Blk 41 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 66 sqm | S$385,000 | S$5,833 psm |
| Jul 2026 | Blk 41 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 66 sqm | S$380,000 | S$5,758 psm |
| Jan 2026 | Blk 41 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 66 sqm | S$346,000 | S$5,242 psm |
| Dec 2025 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 66 sqm | S$368,000 | S$5,576 psm |
| Nov 2025 | Blk 41 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 66 sqm | S$385,000 | S$5,833 psm |
| Sept 2025 | Blk 41 · 3 ROOM · 01 TO 03 · Improved · 55 years left | 76 sqm | S$385,000 | S$5,066 psm |
| Jul 2025 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 55 years left | 66 sqm | S$368,000 | S$5,576 psm |
| Dec 2024 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 55 years left | 66 sqm | S$375,000 | S$5,682 psm |
| Jul 2024 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 66 sqm | S$357,888 | S$5,423 psm |
| May 2024 | Blk 41 · 3 ROOM · 13 TO 15 · Improved · 56 years left | 76 sqm | S$395,000 | S$5,197 psm |
| Apr 2024 | Blk 41 · 3 ROOM · 10 TO 12 · Improved · 56 years left | 66 sqm | S$375,000 | S$5,682 psm |
| Jan 2024 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 56 years left excluded: outlier | 76 sqm | S$350,000 | S$4,605 psm |
| Oct 2023 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 76 sqm | S$365,000 | S$4,803 psm |
| Sept 2023 | Blk 41 · 3 ROOM · 16 TO 18 · Improved · 57 years left | 66 sqm | S$366,000 | S$5,545 psm |
| Apr 2023 | Blk 41 · 3 ROOM · 10 TO 12 · Improved · 57 years left | 66 sqm | S$362,000 | S$5,485 psm |
| Mar 2023 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 66 sqm | S$350,000 | S$5,303 psm |
| Feb 2023 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 66 sqm | S$338,000 | S$5,121 psm |
| Feb 2023 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 66 sqm | S$335,000 | S$5,076 psm |
| Jan 2023 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 66 sqm | S$330,000 | S$5,000 psm |
| Dec 2022 | Blk 41 · 3 ROOM · 10 TO 12 · Improved · 57 years left | 66 sqm | S$340,000 | S$5,152 psm |
| Dec 2022 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 66 sqm | S$333,000 | S$5,045 psm |
| Dec 2022 | Blk 41 · 3 ROOM · 01 TO 03 · Improved · 57 years left excluded: outlier | 66 sqm | S$291,000 | S$4,409 psm |
| Oct 2022 | Blk 41 · 3 ROOM · 16 TO 18 · Improved · 58 years left | 66 sqm | S$346,888 | S$5,256 psm |
| Jun 2022 | Blk 41 · 3 ROOM · 01 TO 03 · Improved · 58 years left | 66 sqm | S$315,000 | S$4,773 psm |
| May 2022 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 58 years left | 76 sqm | S$360,000 | S$4,737 psm |
| Feb 2022 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 66 sqm | S$295,000 | S$4,470 psm |
| Oct 2021 | Blk 41 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 66 sqm | S$308,000 | S$4,667 psm |
| Oct 2021 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 66 sqm | S$295,000 | S$4,470 psm |
| Oct 2021 | Blk 41 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 66 sqm | S$291,000 | S$4,409 psm |
Showing 30 of 138.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 41 · 3 ROOM | S$3,100 | — |
| May 2026 | Blk 41 · 3 ROOM | S$3,050 | — |
| Apr 2026 | Blk 41 · 3 ROOM | S$3,200 | — |
| Apr 2026 | Blk 41 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 41 · 3 ROOM | S$2,750 | — |
| Feb 2026 | Blk 41 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 41 · 3 ROOM | S$3,388 | — |
| Dec 2025 | Blk 41 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 41 · 3 ROOM | S$2,300 | — |
| Oct 2025 | Blk 41 · 3 ROOM | S$2,000 | — |
| Jul 2025 | Blk 41 · 3 ROOM | S$3,500 | — |
| Jul 2025 | Blk 41 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 41 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 41 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 41 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 41 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 41 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 41 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 41 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 41 · 3 ROOM | S$2,400 | — |
| Dec 2024 | Blk 41 · 3 ROOM | S$2,200 | — |
| Aug 2024 | Blk 41 · 3 ROOM | S$3,400 | — |
| Aug 2024 | Blk 41 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 41 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 41 · 3 ROOM | S$2,400 | — |
| Jun 2024 | Blk 41 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 41 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 41 · 3 ROOM | S$2,650 | — |
| Nov 2023 | Blk 41 · 3 ROOM | S$2,900 | — |
| Oct 2023 | Blk 41 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 41 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 41 · 3 ROOM | S$2,200 | — |
| Oct 2023 | Blk 41 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 41 · 3 ROOM | S$3,700 | — |
| Jun 2023 | Blk 41 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 41 · 3 ROOM | S$2,600 | — |
| May 2023 | Blk 41 · 3 ROOM | S$2,900 | — |
| Apr 2023 | Blk 41 · 3 ROOM | S$3,300 | — |
| Apr 2023 | Blk 41 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 41 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 41 · 3 ROOM | S$2,400 | — |
| Nov 2022 | Blk 41 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 41 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 41 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 41 · 3 ROOM | S$2,450 | — |
| Apr 2022 | Blk 41 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 41 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 41 · 3 ROOM | S$2,100 | — |
| Nov 2021 | Blk 41 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 41 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 41 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 41 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 41 · 3 ROOM | S$2,050 | — |
| Jul 2021 | Blk 41 · 3 ROOM | S$2,300 | — |
| Apr 2021 | Blk 41 · 3 ROOM | S$1,800 | — |
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 53 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 48 years | S$356,111 | S$393,175 | S$425,816 | S$433,263 |
| 10 years | 43 years | S$335,366 | S$408,809 | S$479,504 | S$496,423 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.