Blk 160 Simei Rd
Project page · 99-year lease from 1989
Based on 10 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 164 | 04 TO 06 | 122 sqm | S$718,888 | S$5,893 psm | ×1.000 | S$5,893 psm |
| Sept 2026 | Blk 165 | 10 TO 12 | 122 sqm | S$772,000 | S$6,328 psm | ×1.000 | S$6,328 psm |
| Sept 2026 | Blk 161 | 01 TO 03 | 122 sqm | S$715,000 | S$5,861 psm | ×1.000 | S$5,861 psm |
| Sept 2026 | Blk 156 | 01 TO 03 | 128 sqm | S$738,000 | S$5,766 psm | ×1.000 | S$5,766 psm |
| Jul 2026 | Blk 165 | 07 TO 09 | 122 sqm | S$730,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Apr 2026 | Blk 156 | 04 TO 06 | 122 sqm | S$750,000 | S$6,148 psm | ×1.000 | S$6,148 psm |
| Apr 2026 | Blk 163 | 04 TO 06 | 122 sqm | S$728,000 | S$5,967 psm | ×1.000 | S$5,967 psm |
| Mar 2026 | Blk 156 | 04 TO 06 | 122 sqm | S$760,000 | S$6,230 psm | ×0.997 | S$6,211 psm |
| Jan 2026 | Blk 160 | 10 TO 12 | 129 sqm | S$800,000 | S$6,202 psm | ×0.997 | S$6,183 psm |
| Dec 2025 | Blk 165 | 04 TO 06 | 128 sqm | S$748,800 | S$5,850 psm | ×0.996 | S$5,827 psm |
How accurate is this estimate for Simei Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Simei Rd since.
- Median error
- 3.5%
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.
5.93% gross yield
S$43,200 of rent a year against the estimate above · 0.25 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 10 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 |
|---|---|---|---|
| Aug 2026 | 155 | 5 ROOM | S$3,800 |
| Jul 2026 | 155 | 5 ROOM | S$4,000 |
| Jul 2026 | 159 | 5 ROOM | S$3,200 |
| May 2026 | 155 | 5 ROOM | S$3,800 |
| May 2026 | 165 | 5 ROOM | S$3,500 |
| Mar 2026 | 159 | 5 ROOM | S$3,600 |
| Mar 2026 | 165 | 5 ROOM | S$3,500 |
| Feb 2026 | 165 | 5 ROOM | S$3,400 |
median of 10 HDB rental approvals for 5 ROOM on Simei Rd since 2025-10.
Buying or selling at S$729,000?
Buying: Stamp duty on S$729,000 · Cash and CPF needed on S$729,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$729,000.
Each opens with this figure filled in; change anything there.
Primary schools near 160 Simei Rd
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
- East Spring Primary School · 802 m · no 2025 Phase 2C ballot
- Changkat Primary School · 910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongzheng Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 1,655 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,699 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 160 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 129 sqm | S$800,000 | S$6,202 psm |
| Apr 2025 | Blk 160 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$780,000 | S$6,393 psm |
| Aug 2024 | Blk 160 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 122 sqm | S$630,000 | S$5,164 psm |
| Jul 2024 | Blk 160 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 122 sqm | S$705,000 | S$5,779 psm |
| Jun 2024 | Blk 160 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 129 sqm | S$687,000 | S$5,326 psm |
| Jan 2023 | Blk 160 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Dec 2022 | Blk 160 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$545,000 | S$5,240 psm |
Showing 7 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 160 · 4 ROOM | S$3,800 | — |
| Aug 2025 | Blk 160 · 4 ROOM | S$3,800 | — |
| Jul 2025 | Blk 160 · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 160 · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 160 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 160 · 5 ROOM | S$3,900 | — |
| Aug 2023 | Blk 160 · 5 ROOM | S$3,900 | — |
| Aug 2023 | Blk 160 · 4 ROOM | S$3,900 | — |
| Jul 2023 | Blk 160 · 5 ROOM | S$4,000 | — |
| Sept 2022 | Blk 160 · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 160 · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 160 · 5 ROOM | S$2,550 | — |
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 61 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 | 56 years | S$703,336 | S$776,539 | S$841,007 | S$855,715 |
| 10 years | 51 years | S$671,402 | S$818,435 | S$959,967 | S$993,839 |
| 20 years | 41 years | S$600,440 | S$892,222 | S$1,227,490 | S$1,315,638 |
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.