Blk 254 Simei St 1
SIMEI ST 1 · TAMPINES · Singapore 520254 · D18
Median PSF · 12m
S$680
Median price · 12m
S$725K
Latest sale
S$730K
Jul 2026
1-year change
-2.7%
Sales · 12m
2
109 all time
Gross yield
6.22%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +39.2%
- Annualised
- +15.8%
- Transactions
- 13
- 1 year
- -2.7%
- 3 years p.a.
- +5.9%
- 5 years p.a.
- +7.5%
- Median size
- 1,066 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 254 Simei St 1 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$680 | S$601 | +13.1% |
| Median price | S$725K | S$720K | +0.7% |
| Gross rental yield | 6.22% | 6.01% | +0.2 pts |
| 1-year price change | -2.7% | +0.7% | -3.4 pts |
This development trades about 13% above the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,000
Contracts · 12m
3
Implied annual rent
S$48K
Gross yield
6.22%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,500 |
| 5 ROOM | 1 | S$4,000 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Price momentumweight 18%77
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%65
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 220 m.
- Rental yieldweight 20%49
Gross yield against every other development in its segment.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%18
How its median price per square foot compares with its own district.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Simei MRT220 m
- Upper Changi MRT1.0 km
- Expo Interchange MRT1.4 km
- Expo MRT1.4 km
Schools within 2 km
- Changkat Primary Schoolprimary180 m
- Changkat Changi Secondary Schoolsecondary (s1-s5)300 m
- Chongzheng Primary Schoolprimary1.0 km
- Yumin Primary Schoolprimary1.1 km
- Tampines Secondary Schoolsecondary (s1-s5)1.2 km
- Tampines Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$730,000 | 1,066 sqft | S$685 | 10 TO 12 | 69 yr 2 mo |
| Apr 2026 | 4 ROOM | S$720,000 | 1,066 sqft | S$676 | 07 TO 09 | 69 yr 5 mo |
| Jan 2025 | 5 ROOM | S$888,000 | 1,270 sqft | S$699 | 07 TO 09 | 70 yr 9 mo |
| Apr 2024 | 4 ROOM | S$670,000 | 1,066 sqft | S$629 | 10 TO 12 | 71 yr 6 mo |
| Nov 2023 | 5 ROOM | S$780,000 | 1,292 sqft | S$604 | 04 TO 06 | 71 yr 11 mo |
| Nov 2023 | 4 ROOM | S$638,000 | 1,066 sqft | S$599 | 07 TO 09 | 71 yr 11 mo |
| Nov 2023 | 4 ROOM | S$630,000 | 1,055 sqft | S$597 | 04 TO 06 | 71 yr 10 mo |
| Aug 2023 | 4 ROOM | S$638,000 | 1,066 sqft | S$599 | 07 TO 09 | 72 yr 3 mo |
| Aug 2023 | 4 ROOM | S$615,000 | 1,076 sqft | S$571 | 04 TO 06 | 72 yr 2 mo |
| Jul 2023 | 4 ROOM | S$580,000 | 1,066 sqft | S$544 | 04 TO 06 | 72 yr 2 mo |
| Nov 2022 | 5 ROOM | S$740,000 | 1,292 sqft | S$573 | 01 TO 03 | 72 yr 10 mo |
| Jan 2022 | 4 ROOM | S$538,888 | 1,055 sqft | S$511 | 04 TO 06 | 73 yr 9 mo |
| Oct 2021 | 4 ROOM | S$535,000 | 1,087 sqft | S$492 | 01 TO 03 | 73 yr 11 mo |
| May 2021 | 5 ROOM | S$635,000 | 1,270 sqft | S$500 | 04 TO 06 | 74 yr 5 mo |
| Apr 2021 | 4 ROOM | S$500,000 | 1,055 sqft | S$474 | 07 TO 09 | 74 yr 5 mo |
| Feb 2021 | 5 ROOM | S$600,000 | 1,270 sqft | S$472 | 04 TO 06 | 74 yr 8 mo |
| Oct 2019 | 4 ROOM | S$470,000 | 1,087 sqft | S$432 | 01 TO 03 | 75 yr 11 mo |
| Feb 2019 | 5 ROOM | S$548,000 | 1,292 sqft | S$424 | 01 TO 03 | 76 yr 8 mo |
| Jun 2018 | 4 ROOM | S$532,000 | 1,055 sqft | S$504 | 04 TO 06 | 77 yr 3 mo |
| May 2018 | 4 ROOM | S$540,000 | 1,066 sqft | S$507 | 10 TO 12 | 77 yr 5 mo |
| Apr 2017 | 4 ROOM | S$530,000 | 1,066 sqft | S$497 | 10 TO 12 | 78 yr 5 mo |
| Nov 2016 | 4 ROOM | S$508,000 | 1,055 sqft | S$482 | 07 TO 09 | 78 yrs |
| Sep 2016 | 4 ROOM | S$475,000 | 1,087 sqft | S$437 | 01 TO 03 | 79 yrs |
| Sep 2015 | 5 ROOM | S$610,000 | 1,259 sqft | S$484 | 04 TO 06 | 80 yrs |
| Jul 2015 | 5 ROOM | S$632,000 | 1,281 sqft | S$493 | 01 TO 03 | 80 yrs |
| Jul 2015 | 5 ROOM | S$628,000 | 1,259 sqft | S$499 | 10 TO 12 | 80 yrs |
| Jan 2015 | 4 ROOM | S$505,000 | 1,055 sqft | S$479 | 07 TO 09 | 80 yrs |
| Oct 2014 | 5 ROOM | S$682,500 | 1,259 sqft | S$542 | 07 TO 09 | 80 yr 3 mo |
| Jun 2014 | 4 ROOM | S$520,000 | 1,087 sqft | S$478 | 01 TO 03 | 80 yr 7 mo |
| Jul 2013 | 4 ROOM | S$542,000 | 1,066 sqft | S$509 | 07 TO 09 | 81 yr 6 mo |
| Jan 2013 | 5 ROOM | S$685,000 | 1,270 sqft | S$539 | 07 TO 09 | 82 yrs |
| Jan 2013 | 4 ROOM | S$550,000 | 1,076 sqft | S$511 | 04 TO 06 | 82 yrs |
| Dec 2012 | 5 ROOM | S$758,000 | 1,270 sqft | S$597 | 07 TO 09 | 82 yr 1 mo |
| Oct 2012 | 4 ROOM | S$560,000 | 1,066 sqft | S$526 | 10 TO 12 | 82 yr 3 mo |
| May 2012 | 4 ROOM | S$505,000 | 1,055 sqft | S$479 | 01 TO 05 | 82 yr 8 mo |
| Oct 2010 | 4 ROOM | S$470,000 | 1,066 sqft | S$441 | 04 TO 06 | 84 yr 3 mo |
| Sep 2010 | 5 ROOM | S$588,000 | 1,259 sqft | S$467 | 07 TO 09 | 84 yr 4 mo |
| Jun 2010 | 5 ROOM | S$540,000 | 1,270 sqft | S$425 | 07 TO 09 | 84 yr 7 mo |
| Oct 2009 | 5 ROOM | S$530,000 | 1,270 sqft | S$417 | 07 TO 09 | 85 yr 3 mo |
| Oct 2009 | 5 ROOM | S$485,000 | 1,270 sqft | S$382 | 04 TO 06 | 85 yr 3 mo |
Showing the 40 most recent of 109 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 253 Simei St 1
S$647
+1.4%4 sales5.7% yield
Blk 255 Simei St 1
S$699
+6.3%1 sales5.6% yield
Blk 102 Simei St 1
S$594
+3.2%2 sales6.1% yield
Blk 101 Simei St 1
S$553
-8.9%2 sales6.9% yield
Blk 106 Simei St 1
S$579
+0.4%4 sales6.1% yield
Blk 108 Simei St 1
S$581
-1.5%1 sales6.7% yield
Blk 107 Simei St 1
S$535
-7.4%2 sales6.6% yield
Blk 105 Simei St 1
S$608
—2 sales5.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.