Blk 842 Sims Ave
Project page · 99-year lease from 1985
Based on 4 sales in this street, last 12 months. Search widened 1 of 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 846 | 13 TO 15 | 142 sqm | S$1,080,000 | S$7,606 psm | ×1.000 | S$7,606 psm |
| May 2026 | Blk 842 | 04 TO 06 | 149 sqm | S$1,050,000 | S$7,047 psm | ×1.000 | S$7,047 psm |
| May 2026 | Blk 842 | 13 TO 15 | 149 sqm | S$1,015,000 | S$6,812 psm | ×1.000 | S$6,812 psm |
| Apr 2026 | Blk 846 | 10 TO 12 | 149 sqm | S$1,090,000 | S$7,315 psm | ×1.000 | S$7,315 psm |
How accurate is this estimate for Sims Ave?
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 flat earns against what it costs, set beside what homes like it earn.
5.27% gross yield
S$56,400 of rent a year against the estimate above · 0.77 points above flats like it
Homes like this rent for about S$4,700 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| May 2026 | 846 | EXECUTIVE | S$4,700 |
| Mar 2026 | 842 | EXECUTIVE | S$4,990 |
| Oct 2025 | 842 | EXECUTIVE | S$3,800 |
median of 3 HDB rental approvals for EXECUTIVE on Sims Ave since 2025-10.
Buying or selling at S$1,070,000?
Buying: Stamp duty on S$1,070,000 · Cash and CPF needed on S$1,070,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,070,000.
Each opens with this figure filled in; change anything there.
Primary schools near 842 Sims Ave
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
- Haig Girls' School (girls) · 622 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,103 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ (Katong) Primary (girls) · 1,570 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,592 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,682 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,687 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 1,751 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 842 · EXECUTIVE · 13 TO 15 · Maisonette · 59 years left | 149 sqm | S$1,015,000 | S$6,812 psm |
| May 2026 | Blk 842 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 149 sqm | S$1,050,000 | S$7,047 psm |
| Sept 2023 | Blk 842 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 149 sqm | S$990,000 | S$6,644 psm |
| Aug 2023 | Blk 842 · EXECUTIVE · 04 TO 06 · Apartment · 61 years left | 160 sqm | S$955,000 | S$5,969 psm |
| Oct 2022 | Blk 842 · EXECUTIVE · 13 TO 15 · Apartment · 62 years left | 147 sqm | S$975,000 | S$6,633 psm |
| Aug 2022 | Blk 842 · EXECUTIVE · 07 TO 09 · Apartment · 62 years left | 160 sqm | S$955,000 | S$5,969 psm |
| Jul 2022 | Blk 842 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 142 sqm | S$903,000 | S$6,359 psm |
| Nov 2021 | Blk 842 · EXECUTIVE · 16 TO 18 · Maisonette · 63 years left | 149 sqm | S$952,888 | S$6,395 psm |
Showing 8 of 28.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 842 · EXECUTIVE | S$4,990 | — |
| Oct 2025 | Blk 842 · EXECUTIVE | S$3,800 | — |
| Mar 2024 | Blk 842 · EXECUTIVE | S$4,900 | — |
| Sept 2023 | Blk 842 · EXECUTIVE | S$3,800 | — |
| Oct 2021 | Blk 842 · EXECUTIVE | S$3,100 | — |
| Mar 2021 | Blk 842 · EXECUTIVE | S$2,200 | — |
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 57 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 | 52 years | S$1,021,418 | S$1,127,728 | S$1,221,351 | S$1,242,711 |
| 10 years | 47 years | S$969,967 | S$1,182,384 | S$1,386,855 | S$1,435,788 |
| 20 years | 37 years | S$852,705 | S$1,267,074 | S$1,743,198 | S$1,868,381 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.