Blk 247 Simei St 5
Project page · 99-year lease from 1997
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 243 | 07 TO 09 | 121 sqm | S$860,000 | S$7,107 psm | ×1.000 | S$7,107 psm |
| Jul 2025 | Blk 243 | 04 TO 06 | 124 sqm | S$882,000 | S$7,113 psm | ×0.996 | S$7,081 psm |
| Jan 2025 | Blk 247 | 10 TO 12 | 124 sqm | S$845,000 | S$6,815 psm | ×1.009 | S$6,876 psm |
| Nov 2024 | Blk 246 | 01 TO 03 | 121 sqm | S$818,000 | S$6,760 psm | ×1.025 | S$6,928 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.
5.57% gross yield
S$48,000 of rent a year against the estimate above · 0.11 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 13 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 | 246 | 5 ROOM | S$4,300 |
| Jul 2026 | 244 | 5 ROOM | S$3,000 |
| May 2026 | 245 | 5 ROOM | S$4,000 |
| May 2026 | 246 | 5 ROOM | S$3,950 |
| Apr 2026 | 243 | 5 ROOM | S$2,400 |
| Feb 2026 | 244 | 5 ROOM | S$4,200 |
| Feb 2026 | 247 | 5 ROOM | S$4,000 |
| Jan 2026 | 247 | 5 ROOM | S$4,000 |
median of 13 HDB rental approvals for 5 ROOM on Simei St 5 since 2025-10.
Buying or selling at S$861,566?
Buying: Stamp duty on S$861,566 · Cash and CPF needed on S$861,566 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$861,566.
Each opens with this figure filled in; change anything there.
Primary schools near 247 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 · 350 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 691 m · no 2025 Phase 2C ballot
- Yumin Primary School · 691 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,019 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,264 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,443 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,467 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,479 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,764 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,789 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 247 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 105 sqm | S$800,000 | S$7,619 psm |
| Jan 2025 | Blk 247 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 124 sqm | S$845,000 | S$6,815 psm |
| Jul 2024 | Blk 247 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 121 sqm | S$800,088 | S$6,612 psm |
| Nov 2023 | Blk 247 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 105 sqm | S$620,000 | S$5,905 psm |
| Feb 2022 | Blk 247 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 124 sqm | S$680,000 | S$5,484 psm |
| Oct 2021 | Blk 247 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$710,000 | S$5,820 psm |
Showing 6 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 247 · 4 ROOM | S$3,800 | — |
| Feb 2026 | Blk 247 · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 247 · 5 ROOM | S$4,000 | — |
| Sept 2025 | Blk 247 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 247 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 247 · 5 ROOM | S$4,150 | — |
| Apr 2025 | Blk 247 · 5 ROOM | S$4,500 | — |
| Mar 2025 | Blk 247 · 4 ROOM | S$3,800 | — |
| Jan 2025 | Blk 247 · 5 ROOM | S$4,400 | — |
| Oct 2024 | Blk 247 · 5 ROOM | S$3,800 | — |
| Sept 2024 | Blk 247 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 247 · 4 ROOM | S$4,000 | — |
| Aug 2023 | Blk 247 · 4 ROOM | S$4,000 | — |
| Jul 2023 | Blk 247 · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 247 · 5 ROOM | S$4,150 | — |
| Jan 2023 | Blk 247 · 5 ROOM | S$4,300 | — |
| Dec 2022 | Blk 247 · 5 ROOM | S$4,000 | — |
| Dec 2021 | Blk 247 · 5 ROOM | S$2,900 | — |
| Jul 2021 | Blk 247 · 4 ROOM | S$2,300 | — |
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$834,666 | S$921,539 | S$998,044 | S$1,015,499 |
| 10 years | 59 years | S$805,281 | S$981,634 | S$1,151,388 | S$1,192,013 |
| 20 years | 49 years | S$729,997 | S$1,084,737 | S$1,492,345 | S$1,599,513 |
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.