Blk 44 Sims Dr
Project page · 99-year lease from 1975
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 44 | 04 TO 06 | 89 sqm | S$450,000 | S$5,056 psm | ×1.000 | S$5,056 psm |
| Jun 2026 | Blk 44 | 16 TO 18 | 89 sqm | S$515,000 | S$5,787 psm | ×1.000 | S$5,787 psm |
| Mar 2026 | Blk 44 | 04 TO 06 | 88 sqm | S$458,000 | S$5,205 psm | ×0.997 | S$5,189 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.
9.20% gross yield
S$42,000 of rent a year against the estimate above · 1.2 points above 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 40 to 49 years of lease left yield 8.00%, from 23 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$456,650?
Buying: Stamp duty on S$456,650 · Cash and CPF needed on S$456,650 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$456,650.
Each opens with this figure filled in; change anything there.
Primary schools near 44 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) · 570 m · no 2025 Phase 2C ballot
1 to 2 km
- Canossa Catholic Primary School · 1,191 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,233 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,368 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,812 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 48 years left | 89 sqm | S$450,000 | S$5,056 psm |
| Jun 2026 | Blk 44 · 4 ROOM · 16 TO 18 · Improved · 48 years left | 89 sqm | S$515,000 | S$5,787 psm |
| Mar 2026 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 48 years left | 88 sqm | S$458,000 | S$5,205 psm |
| Oct 2025 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 49 years left | 88 sqm | S$451,888 | S$5,135 psm |
| Sept 2025 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 88 sqm | S$500,000 | S$5,682 psm |
| Aug 2025 | Blk 44 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 88 sqm | S$453,888 | S$5,158 psm |
| Apr 2025 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 88 sqm | S$500,000 | S$5,682 psm |
| Apr 2025 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 49 years left | 88 sqm | S$468,000 | S$5,318 psm |
| Mar 2025 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 88 sqm | S$470,000 | S$5,341 psm |
| Mar 2024 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 51 years left | 88 sqm | S$450,000 | S$5,114 psm |
| Mar 2024 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 88 sqm | S$430,000 | S$4,886 psm |
| Jun 2023 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 88 sqm | S$453,000 | S$5,148 psm |
| Apr 2023 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 51 years left | 88 sqm | S$460,000 | S$5,227 psm |
| Mar 2023 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 88 sqm | S$485,000 | S$5,511 psm |
| Feb 2023 | Blk 44 · 4 ROOM · 07 TO 09 · Improved · 52 years left | 88 sqm | S$465,000 | S$5,284 psm |
| Jan 2023 | Blk 44 · 4 ROOM · 01 TO 03 · Improved · 52 years left | 88 sqm | S$425,000 | S$4,830 psm |
| Aug 2022 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 88 sqm | S$450,000 | S$5,114 psm |
| Aug 2022 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 88 sqm | S$410,000 | S$4,659 psm |
| Aug 2022 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 52 years left | 88 sqm | S$400,000 | S$4,545 psm |
| Jul 2022 | Blk 44 · 4 ROOM · 07 TO 09 · Improved · 52 years left | 89 sqm | S$450,000 | S$5,056 psm |
| Mar 2022 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 88 sqm | S$440,000 | S$5,000 psm |
| Feb 2022 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 88 sqm | S$410,000 | S$4,659 psm |
| Oct 2021 | Blk 44 · 4 ROOM · 01 TO 03 · Improved · 53 years left | 88 sqm | S$410,000 | S$4,659 psm |
Showing 23 of 102.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 44 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 44 · 4 ROOM | S$2,800 | — |
| Dec 2025 | Blk 44 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 44 · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 44 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 44 · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 44 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 44 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 44 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 44 · 4 ROOM | S$2,500 | — |
| Jun 2024 | Blk 44 · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 44 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 44 · 4 ROOM | S$2,400 | — |
| Aug 2023 | Blk 44 · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 44 · 4 ROOM | S$2,000 | — |
| Mar 2023 | Blk 44 · 4 ROOM | S$1,900 | — |
| Feb 2023 | Blk 44 · 4 ROOM | S$3,400 | — |
| Nov 2022 | Blk 44 · 4 ROOM | S$3,200 | — |
| Oct 2022 | Blk 44 · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 44 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 44 · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 44 · 4 ROOM | S$2,250 | — |
| Oct 2021 | Blk 44 · 4 ROOM | S$1,950 | — |
| Aug 2021 | Blk 44 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 44 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 44 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 44 · 4 ROOM | S$2,350 | — |
| Mar 2021 | Blk 44 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 44 · 4 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 47 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 | 42 years | S$430,048 | S$474,808 | S$514,226 | S$523,219 |
| 10 years | 37 years | S$401,444 | S$489,358 | S$573,983 | S$594,235 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.