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apartment · 387544

Suites @ Sims

Project page · Freehold

Indicative value range
S$670,738 – S$676,710
Indicative mid S$675,496 · S$1,902 psf

Based on 5 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Nov 2025Suites @ Sims01-05377 sqftS$684,000S$1,816 psf×0.996S$1,808 psf
Oct 2025Suites @ Sims01-05344 sqftS$653,000S$1,896 psf×0.996S$1,888 psf
Oct 2025Suites @ Sims01-05344 sqftS$669,000S$1,942 psf×0.996S$1,935 psf
Sept 2025Suites @ Sims01-05344 sqftS$653,000S$1,896 psf×1.003S$1,902 psf
Feb 2025Suites @ Sims01-05355 sqftS$680,000S$1,914 psf×0.995S$1,905 psf

How accurate is this estimate for Suites @ Sims?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Suites @ Sims since.

Median error
12.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

4.62% gross yield

S$31,200 of rent a year against the estimate above · 1.47 points above flats like it

Leases signed here within a quarter of this size run about S$2,600 a month, the middle of 19 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 2026700-800 sqft2Non-landed PropertiesS$3,700
Q3 2026500-600 sqft2Non-landed PropertiesS$3,600
Q3 2026500-600 sqft2Non-landed PropertiesS$3,600
Q3 2026600-700 sqft2Non-landed PropertiesS$3,200
Q3 2026600-700 sqft2Non-landed PropertiesS$3,200
Q3 2026600-700 sqft2Non-landed PropertiesS$3,100
Q3 2026300-400 sqft1Non-landed PropertiesS$2,700
Q3 2026300-400 sqft1Non-landed PropertiesS$2,600

median of 19 URA rental contracts at Suites @ Sims within a quarter of 33 sqm, since 2025Q4.

Buying or selling at S$675,496?

Buying: Stamp duty on S$675,496 · Cash and CPF needed on S$675,496 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$675,496.

Each opens with this figure filled in; change anything there.

Primary schools near 468 Sims Avenue

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Suites @ Sims · 01-05 · Apartment
377 sqftS$684,000S$1,816 psf
Oct 2025
Suites @ Sims · 01-05 · Apartment
344 sqftS$669,000S$1,942 psf
Oct 2025
Suites @ Sims · 01-05 · Apartment
344 sqftS$653,000S$1,896 psf
Sept 2025
Suites @ Sims · 01-05 · Apartment
344 sqftS$653,000S$1,896 psf
Feb 2025
Suites @ Sims · 01-05 · Apartment
818 sqftS$1,100,888S$1,346 psf
Feb 2025
Suites @ Sims · 01-05 · Apartment
355 sqftS$680,000S$1,914 psf
Nov 2023
Suites @ Sims · 01-05 · Apartment
355 sqftS$655,000S$1,844 psf
Nov 2023
Suites @ Sims · 01-05 · Apartment
549 sqftS$855,000S$1,557 psf
Aug 2023
Suites @ Sims · 01-05 · Apartment
344 sqftS$638,000S$1,852 psf
Jul 2023
Suites @ Sims · 01-05 · Apartment
560 sqftS$855,000S$1,528 psf
Jun 2023
Suites @ Sims · 01-05 · Apartment
721 sqftS$978,888S$1,357 psf
Jan 2023
Suites @ Sims · 01-05 · Apartment
355 sqftS$622,000S$1,751 psf
Nov 2021
Suites @ Sims · 01-05 · Apartment
603 sqftS$795,000S$1,319 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.