SIMSVILLE
UrbanLens Analysis
SIMSVILLE commands $1,402 PSF -- 6% below what District 14 typically fetches ($1,488 PSF). Paya Lebar MRT sits just 319m away (4-min walk), a clear connectivity win. Against PARC ESTA at $2,271 PSF, the 38% discount is worth examining closely.
Prices are up 9.3% over two years, reflecting genuine buyer interest without bubble-level exuberance. With 17 deals in two years, the pricing data has reasonable statistical weight. For context, EUHABITAT has gained 3.1% over the same period.
Around 67 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.6% tracks the RCR average of 3.5%. At $4,202/month median rent, income is market-rate -- neither a standout nor a weakness.
At 522 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARC ESTA | $2,271 | 3.6% | +7.8% |
| PENROSE | $2,092 | 3.3% | +18.8% |
| SIMS URBAN OASIS | $1,903 | 4.0% | +11.3% |
| EUHABITAT | $1,414 | 4.2% | +3.1% |
| PARK PLACE RESIDENCES AT PLQ | $2,254 | 3.8% | +4.8% |
PSF Trend
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