Simei Garden
Project page · Freehold
Based on 9 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 3,680 sqft of land, typical for Simei Garden. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Landed, Upper Changi Road · 367 m | - | 3,265 sqft | S$5,600,000 | S$1,715 psf | ×1.000 | S$1,715 psf |
| May 2026 | Landed, Bedok Walk · 901 m | - | 3,750 sqft | S$7,980,000 | S$2,128 psf | ×1.000 | S$2,128 psf |
| Apr 2026 | Simei Garden | - | 3,154 sqft | S$4,618,000 | S$1,464 psf | ×1.000 | S$1,464 psf |
| Oct 2025 | Mistral Park · 517 m | - | 3,251 sqft | S$4,900,000 | S$1,507 psf | ×1.021 | S$1,539 psf |
| Oct 2025 | Landed, Bedok Walk · 901 m | - | 4,066 sqft | S$6,070,000 | S$1,493 psf | ×1.021 | S$1,524 psf |
| Sept 2025 | Canary Park · 749 m | - | 3,562 sqft | S$5,500,000 | S$1,544 psf | ×1.031 | S$1,592 psf |
| May 2025 | Mistral Park · 517 m | - | 3,245 sqft | S$4,950,000 | S$1,525 psf | ×1.039 | S$1,585 psf |
| Jan 2025 | Simei Garden | - | 4,205 sqft | S$6,528,000 | S$1,552 psf | ×1.050 | S$1,630 psf |
| Nov 2024 | Picardy Gardens · 881 m | - | 4,143 sqft | S$7,000,000 | S$1,690 psf | ×1.054 | S$1,780 psf |
How accurate is this estimate for Simei Garden?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
3.02% gross yield
S$176,649 of rent a year against the estimate above · 1.23 points above flats like it
No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$14,721 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 1500-2000 sqft | — | Semi-Detached House | S$9,200 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$7,000 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$5,900 |
3 URA rental contracts at Simei Garden since 2025Q4, a median of S$4.00 psf a month on 341.9 sqm.
Buying or selling at S$5,857,855?
Buying: Stamp duty on S$5,857,855 · Cash and CPF needed on S$5,857,855 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,857,855.
Each opens with this figure filled in; change anything there.
Primary schools near 25 Sea Breeze Road
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 · 298 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongzheng Primary School · 1,463 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,463 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,526 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,736 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Red Swastika School · 1,885 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Simei Garden · Semi-detached | 4,830 sqft | S$6,800,000 | S$1,408 psf |
| Apr 2026 | Simei Garden · Terrace | 3,154 sqft | S$4,618,000 | S$1,464 psf |
| Jan 2025 | Simei Garden · Semi-detached | 4,205 sqft | S$6,528,000 | S$1,552 psf |
| Sept 2023 | Simei Garden · Terrace | 2,206 sqft | S$3,620,000 | S$1,641 psf |
| Aug 2023 | Simei Garden · Semi-detached | 4,830 sqft | S$5,350,000 | S$1,108 psf |
| May 2022 | Simei Garden · Terrace | 2,154 sqft | S$3,500,000 | S$1,625 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Simei Garden · 1500-2000 sqft · Semi-Detached House | S$9,200 | S$5.26 psf |
| Q4 2025 | Simei Garden · 1500-2000 sqft · Semi-Detached House | S$7,000 | S$4.00 psf |
| Q4 2025 | Simei Garden · 1500-2000 sqft · Semi-Detached House | S$5,900 | S$3.37 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.