homequant
apartment · 388134

Sims Green

Project page · 99-year lease from 2001

Indicative value range
S$1,445,444 – S$1,460,001
Indicative mid S$1,450,001 · S$1,171 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Sims Green01-051,238 sqftS$1,450,000S$1,171 psf×1.000S$1,171 psf
Sept 2026Sims Green01-051,238 sqftS$1,470,000S$1,188 psf×1.000S$1,188 psf
Apr 2026Sims Green01-051,238 sqftS$1,440,888S$1,164 psf×1.000S$1,164 psf

How accurate is this estimate for Sims Green?

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

Median error
1.7%

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.

4.43% gross yield

S$64,200 of rent a year against the estimate above · 1.14 points above flats like it

Leases signed here within a quarter of this size run about S$5,350 a month, the middle of 17 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 projects.

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 20261200-1300 sqft3Non-landed PropertiesS$5,600
Q3 20262000-2100 sqft3Non-landed PropertiesS$5,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,350
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,050
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,050

median of 17 URA rental contracts at Sims Green within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$1,450,001?

Buying: Stamp duty on S$1,450,001 · Cash and CPF needed on S$1,450,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,450,001.

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

Primary schools near 9 Lorong 27a 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
Oct 2026
Sims Green · 01-05 · Apartment · 73 years left
1,238 sqftS$1,450,000S$1,171 psf
Sept 2026
Sims Green · 01-05 · Apartment · 73 years left
1,238 sqftS$1,470,000S$1,188 psf
Apr 2026
Sims Green · 01-05 · Apartment · 74 years left
1,238 sqftS$1,440,888S$1,164 psf
Jul 2025
Sims Green · 01-05 · Apartment · 75 years left
1,238 sqftS$1,465,000S$1,184 psf
Jun 2025
Sims Green · 06-10 · Apartment · 75 years left
1,238 sqftS$1,430,000S$1,155 psf
May 2025
Sims Green · 06-10 · Apartment · 75 years left
2,045 sqftS$1,850,000S$905 psf
Apr 2025
Sims Green · 01-05 · Apartment · 75 years left
958 sqftS$1,100,000S$1,148 psf
May 2024
Sims Green · 01-05 · Apartment · 76 years left
990 sqftS$1,220,000S$1,232 psf
Mar 2024
Sims Green · 01-05 · Apartment · 76 years left
1,259 sqftS$1,380,000S$1,096 psf
Sept 2023
Sims Green · 06-10 · Apartment · 76 years left
1,249 sqftS$1,340,000S$1,073 psf
Aug 2023
Sims Green · 01-05 · Apartment · 76 years left
1,216 sqftS$1,260,000S$1,036 psf
Apr 2023
Sims Green · 01-05 · Apartment · 77 years left
1,216 sqftS$1,268,000S$1,042 psf
Mar 2023
Sims Green · 06-10 · Apartment · 77 years left
excluded: related party
1,755 sqftS$1,170,000S$667 psf
Apr 2022
Sims Green · 06-10 · Apartment · 78 years left
1,249 sqftS$1,218,000S$975 psf
Mar 2022
Sims Green · 01-05 · Apartment · 78 years left
1,238 sqftS$1,225,000S$990 psf
Jan 2022
Sims Green · 01-05 · Apartment · 78 years left
1,238 sqftS$1,175,000S$949 psf
Jan 2022
Sims Green · 01-05 · Apartment · 78 years left
1,238 sqftS$1,190,000S$961 psf
Dec 2021
Sims Green · 01-05 · Apartment · 78 years left
1,238 sqftS$1,268,000S$1,024 psf
Nov 2021
Sims Green · 06-10 · Apartment · 78 years left
2,153 sqftS$1,520,000S$706 psf
Oct 2021
Sims Green · 01-05 · Apartment · 78 years left
1,238 sqftS$1,220,000S$986 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years68 yearsS$1,417,658S$1,565,209S$1,724,798S$1,732,274
10 years63 yearsS$1,356,278S$1,653,296S$2,007,623S$2,025,065
20 years53 yearsS$1,194,871S$1,775,516S$2,618,111S$2,663,798

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 4.09% 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.