Blk 246 Simei St 5
Project page · 99-year lease from 1997
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 243 | 01 TO 03 | 105 sqm | S$751,000 | S$7,152 psm | ×0.997 | S$7,131 psm |
| Dec 2025 | Blk 244 | 10 TO 12 | 104 sqm | S$770,000 | S$7,404 psm | ×0.996 | S$7,375 psm |
| Dec 2025 | Blk 247 | 10 TO 12 | 105 sqm | S$800,000 | S$7,619 psm | ×0.996 | S$7,589 psm |
| Dec 2025 | Blk 245 | 04 TO 06 | 105 sqm | S$775,000 | S$7,381 psm | ×0.996 | S$7,352 psm |
| Nov 2025 | Blk 242 | 07 TO 09 | 105 sqm | S$838,000 | S$7,981 psm | ×0.996 | S$7,950 psm |
| Nov 2025 | Blk 245 | 04 TO 06 | 105 sqm | S$740,000 | S$7,048 psm | ×0.996 | S$7,020 psm |
How accurate is this estimate for Simei St 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Simei St 5 since.
- Median error
- 2.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.43% gross yield
S$42,000 of rent a year against the estimate above · 1.26 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 8 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 | 243 | 4 ROOM | S$3,500 |
| Aug 2026 | 247 | 4 ROOM | S$3,800 |
| Aug 2026 | 245 | 4 ROOM | S$3,200 |
| Jul 2026 | 245 | 4 ROOM | S$3,900 |
| Apr 2026 | 244 | 4 ROOM | S$3,550 |
| Mar 2026 | 245 | 4 ROOM | S$2,800 |
| Dec 2025 | 244 | 4 ROOM | S$3,500 |
| Dec 2025 | 244 | 4 ROOM | S$3,200 |
median of 8 HDB rental approvals for 4 ROOM on Simei St 5 since 2025-10.
Buying or selling at S$773,153?
Buying: Stamp duty on S$773,153 · Cash and CPF needed on S$773,153 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$773,153.
Each opens with this figure filled in; change anything there.
Primary schools near 246 Simei St 5
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 · 467 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 647 m · no 2025 Phase 2C ballot
- Yumin Primary School · 647 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,078 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,124 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,395 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,558 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,619 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,736 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,848 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 246 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 105 sqm | S$765,000 | S$7,286 psm |
| Nov 2024 | Blk 246 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 121 sqm | S$818,000 | S$6,760 psm |
| Jun 2024 | Blk 246 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 105 sqm | S$665,000 | S$6,333 psm |
| Jun 2024 | Blk 246 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 105 sqm | S$620,000 | S$5,905 psm |
| Feb 2024 | Blk 246 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 105 sqm | S$690,000 | S$6,571 psm |
| Dec 2023 | Blk 246 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$818,000 | S$6,705 psm |
| Apr 2022 | Blk 246 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 121 sqm | S$695,000 | S$5,744 psm |
| Feb 2022 | Blk 246 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 121 sqm | S$625,000 | S$5,165 psm |
Showing 8 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 246 · 5 ROOM | S$4,300 | — |
| May 2026 | Blk 246 · 5 ROOM | S$3,950 | — |
| Sept 2025 | Blk 246 · 5 ROOM | S$4,100 | — |
| Aug 2025 | Blk 246 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 246 · 4 ROOM | S$3,350 | — |
| Oct 2024 | Blk 246 · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 246 · 5 ROOM | S$3,800 | — |
| Apr 2024 | Blk 246 · 5 ROOM | S$3,000 | — |
| Jul 2023 | Blk 246 · 5 ROOM | S$4,000 | — |
| Apr 2023 | Blk 246 · 5 ROOM | S$3,700 | — |
| Mar 2023 | Blk 246 · 4 ROOM | S$3,350 | — |
| Mar 2023 | Blk 246 · 4 ROOM | S$2,700 | — |
| Jun 2022 | Blk 246 · 5 ROOM | S$2,800 | — |
| May 2022 | Blk 246 · 5 ROOM | S$2,500 | — |
| Oct 2021 | Blk 246 · 5 ROOM | S$2,500 | — |
| Sept 2021 | Blk 246 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 246 · 4 ROOM | S$2,400 | — |
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 69 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 | 64 years | S$749,013 | S$826,971 | S$895,626 | S$911,289 |
| 10 years | 59 years | S$722,644 | S$880,899 | S$1,033,234 | S$1,069,690 |
| 20 years | 49 years | S$655,085 | S$973,422 | S$1,339,202 | S$1,435,373 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.