District 16 · Tampines · OCR
Simei Garden
Sea Breeze Walk · Terrace · Freehold
Current PSF
$1,464
-5.3% vs district median
Gross yield
3.3%
median rent $7,000/mo
3-year gain
6.5%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Simei Mrt Station · 707.657m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential33 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 332m · Changkat Primary School 352m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 342m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.2km
Green
Sea Breeze Garden Park · 119m - 8 parks within 1km
Mall
Eastpoint Mall · 644m
Health
Changi General Hospital (hospital) · 450m
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,243
2022
$1,625
+30.7%
2023
$1,375
-15.4%
2025
$1,552
+12.9%
2026
$1,464
-5.7%
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $4,618,000 | 3,154 | $1,464 | - |
| Jan 2025 | $6,528,000 | 4,205 | $1,552 | - |
| Sept 2023 | $3,620,000 | 2,206 | $1,641 | - |
| Aug 2023 | $5,350,000 | 4,830 | $1,108 | - |
| May 2022 | $3,500,000 | 2,154 | $1,625 | - |
| Apr 2021 | $5,500,000 | 4,426 | $1,243 | - |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Simei Garden actually sell for - this project trades at 2.6× the nearest block’s PSF.