Blk 228 Simei St 4
Project page · 99-year lease from 1988
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 234 | 04 TO 06 | 122 sqm | S$755,000 | S$6,189 psm | ×1.000 | S$6,189 psm |
| Jul 2026 | Blk 223 | 01 TO 03 | 122 sqm | S$718,888 | S$5,893 psm | ×1.000 | S$5,893 psm |
| Jun 2026 | Blk 228 | 07 TO 09 | 122 sqm | S$780,000 | S$6,393 psm | ×1.000 | S$6,393 psm |
| Dec 2025 | Blk 225 | 04 TO 06 | 128 sqm | S$825,000 | S$6,445 psm | ×0.996 | S$6,420 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.
5.79% gross yield
S$44,400 of rent a year against the estimate above · 0.11 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 19 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 | 227 | 5 ROOM | S$3,700 |
| Aug 2026 | 224 | 5 ROOM | S$3,500 |
| Jul 2026 | 227 | 5 ROOM | S$4,000 |
| Jul 2026 | 234 | 5 ROOM | S$4,000 |
| Jul 2026 | 227 | 5 ROOM | S$3,500 |
| Jun 2026 | 225 | 5 ROOM | S$3,300 |
| May 2026 | 225 | 5 ROOM | S$4,000 |
| Apr 2026 | 233 | 5 ROOM | S$3,600 |
median of 19 HDB rental approvals for 5 ROOM on Simei St 4 since 2025-10.
Buying or selling at S$767,500?
Buying: Stamp duty on S$767,500 · Cash and CPF needed on S$767,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$767,500.
Each opens with this figure filled in; change anything there.
Primary schools near 228 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
- Changkat Primary School · 418 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
- East Spring Primary School · 1,221 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,391 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,625 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,730 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,827 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 228 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 122 sqm | S$780,000 | S$6,393 psm |
| Feb 2026 | Blk 228 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$618,000 | S$5,942 psm |
| Aug 2025 | Blk 228 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$670,000 | S$6,505 psm |
| Mar 2025 | Blk 228 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$660,000 | S$6,346 psm |
| Feb 2025 | Blk 228 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$800,000 | S$6,557 psm |
| Dec 2024 | Blk 228 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$712,000 | S$5,836 psm |
| Dec 2024 | Blk 228 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$648,000 | S$6,231 psm |
| Feb 2024 | Blk 228 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 122 sqm | S$718,000 | S$5,885 psm |
| Dec 2023 | Blk 228 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 122 sqm | S$715,000 | S$5,861 psm |
Showing 9 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 228 · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 228 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 228 · 4 ROOM | S$3,850 | — |
| Apr 2025 | Blk 228 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 228 · 4 ROOM | S$3,700 | — |
| Sept 2024 | Blk 228 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 228 · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 228 · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 228 · 4 ROOM | S$2,000 | — |
| Jan 2023 | Blk 228 · 5 ROOM | S$4,000 | — |
| Oct 2022 | Blk 228 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 228 · 4 ROOM | S$2,700 | — |
| Jul 2021 | Blk 228 · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 228 · 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$740,480 | S$817,549 | S$885,422 | S$900,907 |
| 10 years | 50 years | S$706,859 | S$861,658 | S$1,010,665 | S$1,046,325 |
| 20 years | 40 years | S$632,150 | S$939,342 | S$1,292,315 | S$1,385,119 |
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.