Blk 165 Simei Rd
Project page · 99-year lease from 1989
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 165 | 07 TO 09 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Apr 2026 | Blk 165 | 10 TO 12 | 104 sqm | S$662,000 | S$6,365 psm | ×1.000 | S$6,365 psm |
| Mar 2026 | Blk 165 | 07 TO 09 | 104 sqm | S$635,000 | S$6,106 psm | ×0.997 | S$6,088 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.
6.63% gross yield
S$42,000 of rent a year against the estimate above · 0.06 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 22 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 | 158 | 4 ROOM | S$3,500 |
| Sept 2026 | 157 | 4 ROOM | S$3,300 |
| Aug 2026 | 162 | 4 ROOM | S$3,200 |
| Jul 2026 | 155 | 4 ROOM | S$3,750 |
| Jul 2026 | 165 | 4 ROOM | S$3,100 |
| Jun 2026 | 163 | 4 ROOM | S$3,500 |
| May 2026 | 162 | 4 ROOM | S$3,800 |
| May 2026 | 160 | 4 ROOM | S$3,800 |
median of 22 HDB rental approvals for 4 ROOM on Simei Rd since 2025-10.
Buying or selling at S$633,127?
Buying: Stamp duty on S$633,127 · Cash and CPF needed on S$633,127 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$633,127.
Each opens with this figure filled in; change anything there.
Primary schools near 165 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 · 776 m · no 2025 Phase 2C ballot
- Changkat Primary School · 890 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,599 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,638 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,945 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 165 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 122 sqm | S$772,000 | S$6,328 psm |
| Sept 2026 | Blk 165 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Jul 2026 | Blk 165 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$730,000 | S$5,984 psm |
| Apr 2026 | Blk 165 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$662,000 | S$6,365 psm |
| Mar 2026 | Blk 165 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$635,000 | S$6,106 psm |
| Dec 2025 | Blk 165 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 128 sqm | S$748,800 | S$5,850 psm |
| Sept 2025 | Blk 165 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$625,000 | S$6,010 psm |
| Aug 2025 | Blk 165 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$620,000 | S$5,962 psm |
| Jan 2025 | Blk 165 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Dec 2024 | Blk 165 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$660,000 | S$6,346 psm |
| Nov 2024 | Blk 165 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 128 sqm | S$700,000 | S$5,469 psm |
| Apr 2024 | Blk 165 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$618,000 | S$5,942 psm |
| Sept 2023 | Blk 165 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$569,000 | S$5,471 psm |
| Nov 2022 | Blk 165 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Sept 2022 | Blk 165 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 128 sqm | S$603,888 | S$4,718 psm |
| Aug 2022 | Blk 165 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$515,000 | S$4,952 psm |
| Dec 2021 | Blk 165 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$490,000 | S$4,712 psm |
Showing 17 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 165 · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 165 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 165 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 165 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 165 · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 165 · 4 ROOM | S$3,600 | — |
| Aug 2025 | Blk 165 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 165 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 165 · 4 ROOM | S$2,550 | — |
| Jun 2025 | Blk 165 · 5 ROOM | S$3,200 | — |
| May 2025 | Blk 165 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 165 · 5 ROOM | S$3,750 | — |
| Mar 2025 | Blk 165 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 165 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 165 · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 165 · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 165 · 4 ROOM | S$2,700 | — |
| Jun 2024 | Blk 165 · 5 ROOM | S$3,200 | — |
| Jun 2024 | Blk 165 · 4 ROOM | S$2,423 | — |
| Apr 2024 | Blk 165 · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 165 · 5 ROOM | S$2,800 | — |
| Sept 2023 | Blk 165 · 4 ROOM | S$2,800 | — |
| Sept 2023 | Blk 165 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 165 · 4 ROOM | S$2,210 | — |
| Jun 2023 | Blk 165 · 5 ROOM | S$3,750 | — |
| Jun 2023 | Blk 165 · 4 ROOM | S$2,900 | — |
| May 2023 | Blk 165 · 5 ROOM | S$3,100 | — |
| Apr 2023 | Blk 165 · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 165 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 165 · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 165 · 4 ROOM | S$2,400 | — |
| Nov 2022 | Blk 165 · 5 ROOM | S$3,500 | — |
| Sept 2022 | Blk 165 · 5 ROOM | S$2,200 | — |
| Jul 2022 | Blk 165 · 4 ROOM | S$1,470 | — |
| Jun 2022 | Blk 165 · 5 ROOM | S$3,000 | — |
| Mar 2022 | Blk 165 · 5 ROOM | S$2,200 | — |
| Mar 2022 | Blk 165 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 165 · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 165 · 5 ROOM | S$2,170 | — |
| Oct 2021 | Blk 165 · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 165 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 165 · 4 ROOM | S$1,470 | — |
| May 2021 | Blk 165 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 165 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 165 · 4 ROOM | S$1,750 | — |
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$610,838 | S$674,414 | S$730,404 | S$743,178 |
| 10 years | 51 years | S$583,104 | S$710,800 | S$833,719 | S$863,136 |
| 20 years | 41 years | S$521,474 | S$774,884 | S$1,066,059 | S$1,142,615 |
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.