Blk 42 Sims Dr
Project page · 99-year lease from 1990
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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 42 | 04 TO 06 | 104 sqm | S$658,000 | S$6,327 psm | ×1.000 | S$6,327 psm |
| Jul 2026 | Blk 42 | 10 TO 12 | 107 sqm | S$680,000 | S$6,355 psm | ×1.000 | S$6,355 psm |
| Apr 2026 | Blk 42 | 07 TO 09 | 104 sqm | S$666,000 | S$6,404 psm | ×1.000 | S$6,404 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.
6.23% gross yield
S$42,000 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 43 | 4 ROOM | S$3,000 |
| Jul 2026 | 42 | 4 ROOM | S$3,500 |
| Apr 2026 | 43A | 4 ROOM | S$4,200 |
| Mar 2026 | 44 | 4 ROOM | S$3,000 |
| Mar 2026 | 43 | 4 ROOM | S$2,900 |
| Feb 2026 | 40 | 4 ROOM | S$3,000 |
| Jan 2026 | 44 | 4 ROOM | S$2,800 |
| Dec 2025 | 43 | 4 ROOM | S$3,800 |
median of 11 HDB rental approvals for 4 ROOM on Sims Dr since 2025-10.
Buying or selling at S$673,645?
Buying: Stamp duty on S$673,645 · Cash and CPF needed on S$673,645 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$673,645.
Each opens with this figure filled in; change anything there.
Primary schools near 42 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) · 669 m · no 2025 Phase 2C ballot
1 to 2 km
- Canossa Catholic Primary School · 1,155 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,241 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,359 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 42 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 107 sqm | S$680,000 | S$6,355 psm |
| Jul 2026 | Blk 42 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$658,000 | S$6,327 psm |
| Apr 2026 | Blk 42 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$666,000 | S$6,404 psm |
| Jun 2025 | Blk 42 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Sept 2024 | Blk 42 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 106 sqm | S$635,000 | S$5,991 psm |
| Jul 2023 | Blk 42 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 106 sqm | S$630,000 | S$5,943 psm |
| Dec 2022 | Blk 42 · 4 ROOM · 07 TO 09 · Model A · 67 years left | 107 sqm | S$535,000 | S$5,000 psm |
Showing 7 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 42 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 42 · 4 ROOM | S$3,600 | — |
| May 2021 | Blk 42 · 4 ROOM | S$2,250 | — |
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 62 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 | 57 years | S$649,929 | S$717,574 | S$777,147 | S$790,738 |
| 10 years | 52 years | S$620,420 | S$756,289 | S$887,074 | S$918,373 |
| 20 years | 42 years | S$554,847 | S$824,473 | S$1,134,283 | S$1,215,738 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.