homequant
apartment · 389760

Sims Edge

Project page · Freehold

Indicative value range
S$924,316 – S$951,877
Indicative mid S$934,263 · S$1,847 psf

Based on 4 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
Jul 2026Sims Edge11-15506 sqftS$922,800S$1,824 psf×1.000S$1,824 psf
Jun 2025Sims Edge06-10474 sqftS$878,000S$1,854 psf×1.006S$1,865 psf
Jan 2025Sims Edge06-10474 sqftS$870,000S$1,837 psf×0.995S$1,828 psf
Nov 2024Sims Edge11-15409 sqftS$780,000S$1,907 psf×1.012S$1,930 psf

How accurate is this estimate for Sims Edge?

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.

4.24% gross yield

S$39,600 of rent a year against the estimate above · 1.09 points above flats like it

Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 28 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 2026500-600 sqft2Non-landed PropertiesS$3,800
Q3 2026500-600 sqft2Non-landed PropertiesS$3,800
Q3 2026800-900 sqft2Non-landed PropertiesS$3,700
Q3 2026800-900 sqft2Non-landed PropertiesS$3,700
Q3 2026600-700 sqft2Non-landed PropertiesS$3,600
Q3 2026600-700 sqft2Non-landed PropertiesS$3,600
Q3 2026500-600 sqft2Non-landed PropertiesS$3,450
Q3 2026500-600 sqft2Non-landed PropertiesS$3,450

median of 28 URA rental contracts at Sims Edge within a quarter of 47 sqm, since 2025Q4.

Buying or selling at S$934,263?

Buying: Stamp duty on S$934,263 · Cash and CPF needed on S$934,263 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$934,263.

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

Primary schools near 1 Geylang East Avenue 2

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
Jul 2026
Sims Edge · 11-15 · Apartment
506 sqftS$922,800S$1,824 psf
Nov 2025
Sims Edge · 11-15 · Apartment
872 sqftS$1,180,000S$1,353 psf
Jun 2025
Sims Edge · 06-10 · Apartment
474 sqftS$878,000S$1,854 psf
Jan 2025
Sims Edge · 06-10 · Apartment
474 sqftS$870,000S$1,837 psf
Nov 2024
Sims Edge · 11-15 · Apartment
409 sqftS$780,000S$1,907 psf
Oct 2024
Sims Edge · 11-15 · Apartment
506 sqftS$920,388S$1,819 psf
Jul 2024
Sims Edge · 01-05 · Apartment
409 sqftS$745,000S$1,821 psf
Jan 2024
Sims Edge · 01-05 · Apartment
409 sqftS$750,000S$1,834 psf
Jan 2024
Sims Edge · 06-10 · Apartment
581 sqftS$940,000S$1,617 psf
Sept 2023
Sims Edge · 11-15 · Apartment
581 sqftS$920,000S$1,583 psf
Apr 2023
Sims Edge · 06-10 · Apartment
409 sqftS$740,000S$1,809 psf
Feb 2023
Sims Edge · 11-15 · Apartment
506 sqftS$838,000S$1,656 psf
Jan 2023
Sims Edge · 06-10 · Apartment
581 sqftS$888,888S$1,529 psf
Dec 2022
Sims Edge · 06-10 · Apartment
409 sqftS$735,000S$1,797 psf
Aug 2022
Sims Edge · 06-10 · Apartment
409 sqftS$718,000S$1,755 psf
Mar 2022
Sims Edge · 11-15 · Apartment
1,195 sqftS$1,310,000S$1,096 psf
Jan 2022
Sims Edge · 11-15 · Apartment
872 sqftS$1,160,000S$1,330 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.