How have HDB prices in Simei changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Simei changed by +3.6% a year, from $436 to $615.

Does remaining lease affect HDB prices in Simei?

In Simei, 4-room flats with 80-89 years of lease remaining resell at $830 per square foot against $586 for those with 60-69 years, a difference of +42%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Simei

$1,190median private resale per ft², 161 caveats (12 months)

High confidence95% CI $1,160–$1,210 per ft²n = 161 caveats

The median private resale price in Simei (Tampines, East Region) is S$1,190 per square foot (S$12,800 per square metre), from 161 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.6% a year in cash terms, or +1.6% a year after inflation. HDB resale here runs S$605 per square foot from 142 resales, at a median 4-room price of S$640,000: a separate register, never combined with the private figures.

Private prices in Simei

Median price per ft²

$605

n = 142 resales

Median resale price

$719,444

median flat 1,125 ft²

Median lease remaining

62 yrs

of a 99-year lease

4 of 142 resales here crossed $1,000,000 in the last 12 months (2.8%).

How prices are spread in Simei

p20 $567
p80 $664
95% CI $590–$627

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
4-roommedian $640,000 · 1,119 ft²	$615/ft²	n = 75
5-roommedian $768,000 · 1,313 ft²	$579/ft²	n = 57
Executivemedian $1,002,500 · 1,572 ft²	$638/ft²	n = 6

Price by remaining lease, 4-room

Simei, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
60-69 yearsmedian $620,000	$586/ft²	n = 218
70-79 yearsmedian $700,000	$644/ft²	n = 25
80-89 yearsmedian $840,000	$830/ft²	n = 19

Across these bands the rate falls 29% from $830/ft² at 80-89 years to $586 at 60-69, on 4-room flats in Simei.

Price by floor, 4-room

Simei, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$567/ft²	n = 18
Floors 4 to 6	$594/ft²	n = 21
Floors 7 to 9	$636/ft²	n = 22
Floors 10 to 12	$653/ft²	n = 14

Buyers: Where does a price sit?

Ranked against 142 resales in Simei (12 months).

Resale price

Floor area in ft²

S$719,444 for 1,190 ft² is around the 49th percentile of the 142 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$605 per square foot, over 142 resales (12 months).

A market figure for that size in Simei, not a valuation of your flat.

Floor area in ft²

S$720,000

middle 60% of resales: S$675,000 to S$790,000 for that size · 142 resales, 12 months

Resales (last 12 months)

142 sales

Resales in Simei, last 12 months
	Address
Aug 2026	137 Simei St 1	S$768,000	5-room	61 yrs	$585
Aug 2026	112 Simei St 1	S$750,000	5-room	61 yrs	$567
Aug 2026	253 Simei St 1	S$720,000	4-room	69 yrs	$662
Aug 2026	131 Simei St 1	S$688,000	4-room	61 yrs	$615
Aug 2026	106 Simei St 1	S$655,000	4-room	61 yrs	$585
Aug 2026	108 Simei St 1	S$650,000	4-room	61 yrs	$581
Aug 2026	109 Simei St 1	S$643,000	4-room	61 yrs	$574
Aug 2026	101 Simei St 1	S$608,000	4-room	61 yrs	$543
Aug 2026	129 Simei St 1	S$606,000	4-room	60 yrs	$640
Aug 2026	161 Simei Rd	S$600,000	4-room	62 yrs	$517
Aug 2026	136 Simei St 1	S$568,000	4-room	61 yrs	$628
Aug 2026	134 Simei St 1	S$550,000	4-room	61 yrs	$609
Aug 2026	148 Simei St 1	S$550,000	4-room	61 yrs	$609
Aug 2026	154 Simei St 1	S$515,000	4-room	61 yrs	$569
Aug 2026	132 Simei St 1	S$460,000	3-room	61 yrs	$668
Jul 2026	168d Simei Lane	S$965,000	5-room	84 yrs	$807
Jul 2026	105 Simei St 1	S$950,000	Executive	61 yrs	$605
Jul 2026	102 Simei St 1	S$783,558	5-room	61 yrs	$596
Jul 2026	234 Simei St 4	S$755,000	5-room	61 yrs	$575
Jul 2026	122 Simei St 1	S$735,000	5-room	61 yrs	$556

Median price per ft²

$1,190

95% CI $1,160–$1,210 · n = 161 strata caveats (12 months)

Median price

$1,420,000

n = 161 resale caveats (12 months)

How private prices are spread in Simei

p20 $981
p80 $1,400
95% CI $1,160–$1,210

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,420,000	$1,190/ft²	n = 159
Terracemedian $4,908,000	priced on land	n = 21 caveats
Semi-detachedmedian $5,308,000	priced on land	n = 20 caveats
Executive Condominiummedian $1,380,000	$1,100/ft²	n = 19

Buyers: Where does a price sit?

Placed on the published percentiles for 161 caveats in Simei (12 months).

Price

Floor area in ft²

S$1,420,000 for 1,194 ft² is around the 50th percentile of the 161 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,190 per square foot, over 161 caveats (12 months).

A market figure for that size in Simei, not a valuation of your flat.

Floor area in ft²

S$1,420,000

middle 60% of caveats: S$1,170,000 to S$1,670,000 for that size · 161 caveats, 12 months

Private sales by project in Simei

9 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Simei, last 12 months
	Tenure				New sale S$/ft²
My ManhattanSimei Street 3	99 yrs lease commencing from 2010	11	$1,415,000	$1,590	no launch
Double Bay ResidencesSimei Street 4	99 yrs lease commencing from 2008	21	$1,815,000	$1,470	no launch
ModenaSimei Street 4	99 yrs lease commencing from 1997	10	$1,865,000	$1,230	no launch
Tropical SpringSimei Street 4	99 yrs lease commencing from 1997	12	$1,640,000	$1,220	no launch
Savannah CondoparkSimei Rise	99 yrs lease commencing from 2000	17	$1,525,000	$1,210	no launch
Eastpoint GreenSimei Street 3	99 yrs lease commencing from 1996	26	$1,270,000	$1,190	no launch
Changi Rise CondominiumSimei Rise	99 yrs lease commencing from 2000	14	$1,431,000	$1,150	no launch
Simei Green CondominiumSimei Street 4	99 yrs lease commencing from 1996	19	$1,380,000	$1,100	no launch
Melville ParkSimei Street 1	99 yrs lease commencing from 1992	38	$966,350	$963	no launch

Public (HDB) rents in Simei

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

6.6%

on 62 years of lease remaining

Median rent, 4-room

$3,500/mo

from 174 approved rentals (12 months)

Median resale price, 4-room

$640,000

from 75 resales (12 months)

Rent by flat type

Approved HDB rentals in Simei over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
4-room	$3,500/mo	6.6%
5-room	$3,800/mo	5.9%

Private rents in Simei

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

4.0%–4.0%

across 1 size bands; no band contains this area's median home

Median monthly rent

$4,000/mo

middle 50% $3,500–$4,400 · all sizes, 859 contracts (12 months)

Median resale price

$1,420,000

all sizes, 161 resale caveats (12 months)

URA’s own median rent per ft² here is $3.55 for 2026 Q2, from 7 projects.

Rent by unit size

Lease contracts lodged with URA in Simei over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,025/mo	too few lettings and too few resales
50–60 m²	$3,075/mo	too few lettings and too few resales
80–90 m²	$3,500/mo	4.0%
90–100 m²	$3,600/mo	too few resales
100–110 m²	$4,175/mo	too few resales
110–120 m²	$4,400/mo	too few resales
120–130 m²	$4,375/mo	too few resales
130–140 m²	$4,700/mo	too few resales
140–150 m²	$5,405/mo	too few lettings and too few resales
150–160 m²	$4,900/mo	too few lettings and too few resales
160–170 m²	$5,400/mo	too few lettings and too few resales
170–180 m²	$6,100/mo	too few lettings and too few resales
180–190 m²	$5,750/mo	too few lettings and too few resales
190–200 m²	$4,700/mo	too few lettings and too few resales
240–250 m²	$6,300/mo	too few lettings and too few resales
250–260 m²	$8,000/mo	too few lettings and too few resales

846 of 859 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Simei over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,200/mo	n = 36
2 bedrooms	$3,550/mo	n = 400
3 bedrooms	$4,350/mo	n = 364
4 bedrooms	$5,588/mo	n = 37

837 of 859 contracts are in the rows above. 19 carry no bedroom count and 3 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

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Plain text

IndexProp SG, "Property prices in Simei", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/simei. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/neighbourhood/simei">Property prices in Simei - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/simei.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Simei

Median price per ft²The middle resale price per square foot of 142 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in SimeiEvery resale in Simei over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 142 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Simei, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Simei

Median price per ft²

Median price

How private prices are spread in SimeiEvery private resale caveat in Simei over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Simei, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Simei

Public (HDB) rents in SimeiHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in SimeiURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Simei

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Simei

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Simei

Private rents in Simei

Rent by unit size

Rent by bedrooms

Nearby areas