Blk 126 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 126 | 01 TO 03 | 122 sqm | S$700,000 | S$5,738 psm | ×1.000 | S$5,738 psm |
| Jan 2026 | Blk 126 | 07 TO 09 | 121 sqm | S$770,000 | S$6,364 psm | ×0.997 | S$6,345 psm |
| Jan 2026 | Blk 126 | 07 TO 09 | 123 sqm | S$750,000 | S$6,098 psm | ×0.997 | S$6,080 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.
5.99% gross yield
S$44,400 of rent a year against the estimate above · 0.31 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 77 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 119 | 5 ROOM | S$4,500 |
| Sept 2026 | 134 | 5 ROOM | S$4,000 |
| Sept 2026 | 102 | 5 ROOM | S$3,700 |
| Sept 2026 | 113 | 5 ROOM | S$3,600 |
| Sept 2026 | 154 | 5 ROOM | S$3,200 |
| Sept 2026 | 138 | 5 ROOM | S$3,200 |
| Aug 2026 | 107 | 5 ROOM | S$4,000 |
| Aug 2026 | 112 | 5 ROOM | S$4,000 |
median of 77 HDB rental approvals for 5 ROOM on Simei St 1 since 2025-10.
Buying or selling at S$741,708?
Buying: Stamp duty on S$741,708 · Cash and CPF needed on S$741,708 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$741,708.
Each opens with this figure filled in; change anything there.
Primary schools near 126 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
- Chongzheng Primary School · 461 m · no 2025 Phase 2C ballot
- Yumin Primary School · 461 m · no 2025 Phase 2C ballot
- Changkat Primary School · 677 m · no 2025 Phase 2C ballot
- East Spring Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,019 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gongshang Primary School · 1,195 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,533 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,544 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,781 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,818 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 126 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$700,000 | S$5,738 psm |
| Jan 2026 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 123 sqm | S$750,000 | S$6,098 psm |
| Jan 2026 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$770,000 | S$6,364 psm |
| Oct 2025 | Blk 126 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$568,000 | S$6,762 psm |
| May 2025 | Blk 126 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$563,000 | S$6,702 psm |
| Feb 2025 | Blk 126 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$645,000 | S$6,262 psm |
| Jul 2024 | Blk 126 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$720,000 | S$5,950 psm |
| Jan 2024 | Blk 126 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Dec 2023 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Jul 2023 | Blk 126 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 123 sqm | S$668,000 | S$5,431 psm |
| May 2023 | Blk 126 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$487,000 | S$5,798 psm |
| Apr 2023 | Blk 126 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 123 sqm | S$635,000 | S$5,163 psm |
| Mar 2023 | Blk 126 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 123 sqm | S$620,000 | S$5,041 psm |
| Jan 2023 | Blk 126 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$468,000 | S$5,571 psm |
| Nov 2022 | Blk 126 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 123 sqm | S$588,000 | S$4,780 psm |
| Oct 2022 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 122 sqm | S$680,000 | S$5,574 psm |
| Oct 2022 | Blk 126 · 5 ROOM · 10 TO 12 · Improved · 65 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Apr 2022 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 122 sqm | S$595,000 | S$4,877 psm |
| Dec 2021 | Blk 126 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 122 sqm | S$545,000 | S$4,467 psm |
| Dec 2021 | Blk 126 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 84 sqm | S$417,000 | S$4,964 psm |
| Nov 2021 | Blk 126 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 122 sqm | S$580,000 | S$4,754 psm |
Showing 21 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 126 · 5 ROOM | S$4,200 | — |
| Apr 2026 | Blk 126 · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 126 · 5 ROOM | S$2,950 | — |
| Oct 2025 | Blk 126 · 5 ROOM | S$4,200 | — |
| May 2025 | Blk 126 · 5 ROOM | S$4,200 | — |
| Apr 2025 | Blk 126 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 126 · 5 ROOM | S$4,000 | — |
| Jun 2024 | Blk 126 · 5 ROOM | S$3,400 | — |
| Apr 2024 | Blk 126 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 126 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 126 · 4 ROOM | S$2,800 | — |
| Apr 2023 | Blk 126 · 4 ROOM | S$2,800 | — |
| Jan 2023 | Blk 126 · 5 ROOM | S$2,150 | — |
| Dec 2022 | Blk 126 · 5 ROOM | S$4,200 | — |
| Oct 2022 | Blk 126 · 5 ROOM | S$3,600 | — |
| Sept 2022 | Blk 126 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 126 · 4 ROOM | S$1,950 | — |
| Jan 2022 | Blk 126 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 126 · 4 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$715,596 | S$790,076 | S$855,667 | S$870,632 |
| 10 years | 50 years | S$683,105 | S$832,701 | S$976,701 | S$1,011,163 |
| 20 years | 40 years | S$610,907 | S$907,775 | S$1,248,886 | S$1,338,572 |
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.