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HDB · 520254

Blk 254 Simei St 1

Project page · 99-year lease from 1996

Indicative value range
S$622,558 – S$677,668
Indicative mid S$637,789 · S$6,442 psm

Based on 19 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 10907 TO 09104 sqmS$643,000S$6,183 psm×1.000S$6,183 psm
Aug 2026Blk 12901 TO 0388 sqmS$606,000S$6,886 psm×1.000S$6,886 psm
Aug 2026Blk 10810 TO 12104 sqmS$650,000S$6,250 psm×1.000S$6,250 psm
Aug 2026Blk 25310 TO 12101 sqmS$720,000S$7,129 psm×1.000S$7,129 psm
Aug 2026Blk 10607 TO 09104 sqmS$655,000S$6,298 psm×1.000S$6,298 psm
Aug 2026Blk 13110 TO 12104 sqmS$688,000S$6,615 psm×1.000S$6,615 psm
Jul 2026Blk 12304 TO 06104 sqmS$653,000S$6,279 psm×1.000S$6,279 psm
Jul 2026Blk 25410 TO 1299 sqmS$730,000S$7,374 psm×1.000S$7,374 psm
Jul 2026Blk 10701 TO 03104 sqmS$630,000S$6,058 psm×1.000S$6,058 psm
Jul 2026Blk 11710 TO 12103 sqmS$658,000S$6,388 psm×1.000S$6,388 psm
May 2026Blk 12307 TO 09104 sqmS$670,000S$6,442 psm×1.000S$6,442 psm
Apr 2026Blk 10904 TO 06104 sqmS$657,000S$6,317 psm×1.000S$6,317 psm
Apr 2026Blk 25407 TO 0999 sqmS$720,000S$7,273 psm×1.000S$7,273 psm
Feb 2026Blk 11904 TO 06104 sqmS$718,000S$6,904 psm×0.997S$6,883 psm
Feb 2026Blk 10607 TO 09104 sqmS$710,000S$6,827 psm×0.997S$6,807 psm
Jan 2026Blk 10604 TO 06104 sqmS$640,000S$6,154 psm×0.997S$6,136 psm
Dec 2025Blk 10204 TO 06104 sqmS$663,000S$6,375 psm×0.996S$6,350 psm
Dec 2025Blk 13307 TO 0988 sqmS$595,000S$6,761 psm×0.996S$6,735 psm
Nov 2025Blk 12304 TO 06104 sqmS$678,000S$6,519 psm×0.996S$6,494 psm

How accurate is this estimate for Simei St 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 79 sales in Simei St 1 since.

Median error
2.9%

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.

6.59% gross yield

S$42,000 of rent a year against the estimate above · 0.1 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 100 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

ApprovedBlockFlatRent a month
Sept 20262564 ROOMS$3,900
Sept 20261064 ROOMS$3,750
Sept 20261484 ROOMS$3,700
Sept 20262564 ROOMS$3,700
Sept 20261484 ROOMS$3,600
Sept 20261134 ROOMS$3,600
Sept 20261514 ROOMS$2,600
Sept 20261224 ROOMS$2,000

median of 100 HDB rental approvals for 4 ROOM on Simei St 1 since 2025-10.

Buying or selling at S$637,789?

Buying: Stamp duty on S$637,789 · Cash and CPF needed on S$637,789 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$637,789.

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

Primary schools near 254 Simei St 1

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
Jul 2026
Blk 254 · 4 ROOM · 10 TO 12 · Model A · 69 years left
99 sqmS$730,000S$7,374 psm
Apr 2026
Blk 254 · 4 ROOM · 07 TO 09 · Model A · 69 years left
99 sqmS$720,000S$7,273 psm
Jan 2025
Blk 254 · 5 ROOM · 07 TO 09 · Improved · 71 years left
118 sqmS$888,000S$7,525 psm
Apr 2024
Blk 254 · 4 ROOM · 10 TO 12 · Model A · 72 years left
99 sqmS$670,000S$6,768 psm
Nov 2023
Blk 254 · 5 ROOM · 04 TO 06 · Improved · 72 years left
120 sqmS$780,000S$6,500 psm
Nov 2023
Blk 254 · 4 ROOM · 07 TO 09 · Model A · 72 years left
99 sqmS$638,000S$6,444 psm
Nov 2023
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 72 years left
98 sqmS$630,000S$6,429 psm
Aug 2023
Blk 254 · 4 ROOM · 07 TO 09 · Model A · 72 years left
99 sqmS$638,000S$6,444 psm
Aug 2023
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 72 years left
100 sqmS$615,000S$6,150 psm
Jul 2023
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 72 years left
99 sqmS$580,000S$5,859 psm
Nov 2022
Blk 254 · 5 ROOM · 01 TO 03 · Improved · 73 years left
120 sqmS$740,000S$6,167 psm
Jan 2022
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 74 years left
98 sqmS$538,888S$5,499 psm
Oct 2021
Blk 254 · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$535,000S$5,297 psm
See more

Showing 13 of 56.

Sale prices as filed in caveats.

Where the lease takes this

About 68 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 years63 yearsS$617,876S$682,185S$738,819S$751,740
10 years58 yearsS$596,123S$726,671S$852,335S$882,408
20 years48 yearsS$540,393S$802,995S$1,104,733S$1,184,067

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.