homequant
apartment · 387977

Sims Meadows

Project page · Freehold

Indicative value range
S$1,296,662 – S$1,348,172
Indicative mid S$1,320,900 · S$1,299 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
Aug 2026Sims Meadows01-05969 sqftS$1,258,000S$1,299 psf×1.000S$1,299 psf
Oct 2025Sims Meadows06-101,066 sqftS$1,500,000S$1,408 psf×0.996S$1,402 psf
Jul 2025Sims Meadows06-10969 sqftS$1,280,000S$1,321 psf×1.003S$1,325 psf
Apr 2025Sims Meadows01-051,066 sqftS$1,350,000S$1,267 psf×1.006S$1,275 psf
Dec 2024Sims Meadows01-05969 sqftS$1,220,000S$1,259 psf×1.012S$1,275 psf

How accurate is this estimate for Sims Meadows?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.97% gross yield

S$52,500 of rent a year against the estimate above · 0.82 points above flats like it

Leases signed here within a quarter of this size run about S$4,375 a month, the middle of 10 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 20261000-1100 sqft3Non-landed PropertiesS$4,750
Q3 2026900-1000 sqft3Non-landed PropertiesS$3,700
Q2 2026900-1000 sqft3Non-landed PropertiesS$3,895
Q1 2026900-1000 sqft3Non-landed PropertiesS$5,000
Q1 20261000-1100 sqft3Non-landed PropertiesS$5,000
Q1 2026900-1000 sqft3Non-landed PropertiesS$4,000
Q1 2026900-1000 sqft3Non-landed PropertiesS$3,900
Q4 2025900-1000 sqft3Non-landed PropertiesS$5,000

median of 10 URA rental contracts at Sims Meadows within a quarter of 94.5 sqm, since 2025Q4.

Buying or selling at S$1,320,900?

Buying: Stamp duty on S$1,320,900 · Cash and CPF needed on S$1,320,900 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,320,900.

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

Primary schools near 8 Lorong 33 Geylang

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
Aug 2026
Sims Meadows · 01-05 · Apartment
969 sqftS$1,258,000S$1,299 psf
Oct 2025
Sims Meadows · 06-10 · Apartment
1,066 sqftS$1,500,000S$1,408 psf
Jul 2025
Sims Meadows · 06-10 · Apartment
969 sqftS$1,280,000S$1,321 psf
Apr 2025
Sims Meadows · 01-05 · Apartment
1,066 sqftS$1,350,000S$1,267 psf
Dec 2024
Sims Meadows · 01-05 · Apartment
969 sqftS$1,220,000S$1,259 psf
Oct 2021
Sims Meadows · 01-05 · Apartment
1,076 sqftS$1,100,000S$1,022 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.