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HDB · 520226

Blk 226 Simei St 4

Project page · 99-year lease from 1988

Indicative value range
S$1,008,244 – S$1,060,182
Indicative mid S$1,030,932 · S$7,061 psm

Based on 4 sales in this street, last 24 months. Search widened 2 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Apr 2026Blk 22904 TO 06146 sqmS$985,000S$6,747 psm×1.000S$6,747 psm
Dec 2025Blk 22904 TO 06146 sqmS$1,050,000S$7,192 psm×0.996S$7,164 psm
Oct 2025Blk 22607 TO 09146 sqmS$1,020,000S$6,986 psm×0.996S$6,959 psm
Aug 2025Blk 22910 TO 12146 sqmS$1,108,000S$7,589 psm×0.996S$7,556 psm

How accurate is this estimate for Simei St 4?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Simei St 4 since.

Median error
2.4%

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.

5.01% gross yield

S$51,600 of rent a year against the estimate above · 0.31 points above flats like it

Homes like this rent for about S$4,300 a month, the middle of 3 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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

ApprovedBlockFlatRent a month
May 2026226EXECUTIVES$4,300
Feb 2026226EXECUTIVES$4,500
Oct 2025226EXECUTIVES$4,100

median of 3 HDB rental approvals for EXECUTIVE on Simei St 4 since 2025-10.

Buying or selling at S$1,030,932?

Buying: Stamp duty on S$1,030,932 · Cash and CPF needed on S$1,030,932 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,030,932.

Each opens with this figure filled in; change anything there.

Primary schools near 226 Simei St 4

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2025
Blk 226 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left
146 sqmS$1,020,000S$6,986 psm
May 2024
Blk 226 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left
146 sqmS$918,000S$6,288 psm
Oct 2021
Blk 226 · EXECUTIVE · 01 TO 03 · Apartment · 66 years left
142 sqmS$750,000S$5,282 psm
See more

Showing 3 of 30.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$994,638S$1,098,161S$1,189,330S$1,210,130
10 years50 yearsS$949,478S$1,157,409S$1,357,560S$1,405,460
20 years40 yearsS$849,126S$1,261,757S$1,735,883S$1,860,540

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.