Blk 106 Simei St 1
Project page · 99-year lease from 1988
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 106 | 07 TO 09 | 104 sqm | S$655,000 | S$6,298 psm | ×1.000 | S$6,298 psm |
| Feb 2026 | Blk 106 | 07 TO 09 | 104 sqm | S$710,000 | S$6,827 psm | ×0.997 | S$6,807 psm |
| Jan 2026 | Blk 106 | 04 TO 06 | 104 sqm | S$640,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
How accurate is this estimate for Simei St 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 79 sales in Simei St 1 since.
- Median error
- 2.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.41% gross yield
S$42,000 of rent a year against the estimate above · 0.28 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 100 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 |
|---|---|---|---|
| Sept 2026 | 256 | 4 ROOM | S$3,900 |
| Sept 2026 | 106 | 4 ROOM | S$3,750 |
| Sept 2026 | 148 | 4 ROOM | S$3,700 |
| Sept 2026 | 256 | 4 ROOM | S$3,700 |
| Sept 2026 | 148 | 4 ROOM | S$3,600 |
| Sept 2026 | 113 | 4 ROOM | S$3,600 |
| Sept 2026 | 151 | 4 ROOM | S$2,600 |
| Sept 2026 | 122 | 4 ROOM | S$2,000 |
median of 100 HDB rental approvals for 4 ROOM on Simei St 1 since 2025-10.
Buying or selling at S$655,000?
Buying: Stamp duty on S$655,000 · Cash and CPF needed on S$655,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,000.
Each opens with this figure filled in; change anything there.
Primary schools near 106 Simei St 1
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
- Changkat Primary School · 178 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 898 m · no 2025 Phase 2C ballot
- Yumin Primary School · 898 m · no 2025 Phase 2C ballot
- Tampines Primary School · 997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,109 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,320 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,635 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,947 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 106 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$655,000 | S$6,298 psm |
| May 2026 | Blk 106 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 122 sqm | S$753,000 | S$6,172 psm |
| Feb 2026 | Blk 106 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$710,000 | S$6,827 psm |
| Jan 2026 | Blk 106 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$640,000 | S$6,154 psm |
| May 2025 | Blk 106 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$672,000 | S$6,462 psm |
| Apr 2025 | Blk 106 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$678,000 | S$6,519 psm |
| Mar 2025 | Blk 106 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$726,888 | S$5,958 psm |
| Dec 2024 | Blk 106 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$604,888 | S$5,816 psm |
| Aug 2024 | Blk 106 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Jul 2024 | Blk 106 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 128 sqm | S$720,000 | S$5,625 psm |
| Jul 2024 | Blk 106 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Apr 2024 | Blk 106 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 121 sqm | S$730,000 | S$6,033 psm |
| Jul 2023 | Blk 106 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$545,000 | S$5,240 psm |
| Jun 2023 | Blk 106 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$592,000 | S$5,692 psm |
| Mar 2023 | Blk 106 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$545,888 | S$5,249 psm |
| Sept 2022 | Blk 106 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$555,000 | S$5,337 psm |
Showing 16 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 106 · 4 ROOM | S$3,750 | — |
| Aug 2026 | Blk 106 · 4 ROOM | S$3,800 | — |
| Jul 2026 | Blk 106 · 4 ROOM | S$3,600 | — |
| May 2026 | Blk 106 · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 106 · 4 ROOM | S$4,100 | — |
| Sept 2025 | Blk 106 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 106 · 4 ROOM | S$3,850 | — |
| Jul 2025 | Blk 106 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 106 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 106 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 106 · 5 ROOM | S$3,000 | — |
| Mar 2025 | Blk 106 · 4 ROOM | S$3,600 | — |
| Oct 2024 | Blk 106 · 4 ROOM | S$3,900 | — |
| Sept 2024 | Blk 106 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 106 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 106 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 106 · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 106 · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 106 · 4 ROOM | S$3,100 | — |
| May 2023 | Blk 106 · 4 ROOM | S$2,800 | — |
| Mar 2023 | Blk 106 · 5 ROOM | S$2,000 | — |
| Feb 2023 | Blk 106 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 106 · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 106 · 4 ROOM | S$3,250 | — |
| Dec 2022 | Blk 106 · 4 ROOM | S$2,900 | — |
| Oct 2022 | Blk 106 · 4 ROOM | S$3,900 | — |
| Aug 2022 | Blk 106 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 106 · 4 ROOM | S$2,650 | — |
| Mar 2022 | Blk 106 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 106 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 106 · 4 ROOM | S$3,000 | — |
| Jul 2021 | Blk 106 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 106 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 106 · 4 ROOM | S$2,350 | — |
| Mar 2021 | Blk 106 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 106 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 106 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 106 · 5 ROOM | S$2,000 | — |
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 60 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 | 55 years | S$631,941 | S$697,714 | S$755,638 | S$768,853 |
| 10 years | 50 years | S$603,249 | S$735,357 | S$862,523 | S$892,956 |
| 20 years | 40 years | S$539,490 | S$801,654 | S$1,102,889 | S$1,182,090 |
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 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.