District 18 · Tampines · OCR
Simei Green Condominium
Simei Street 4 · Executive Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,089
-21.9% vs district median
Gross yield
3.9%
median rent $4,100/mo
3-year gain
12.5%
Transactions · 5y
104
18 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 341.717m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+76% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential45 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 691m · Changkat Primary School 708m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 599m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.6km
Green
Sunbird Circle Pg · 226m - 9 parks within 1km
Mall
Eastpoint Mall · 619m
Health
Changi General Hospital (hospital) · 992m
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,029 psf - 2% below units on floors 1–5 ($1,055 psf).
Price trend average PSF by year
2021
$807
2022
$898
+11.3%
2023
$981
+9.2%
2024
$1,090
+11.1%
2025
$1,067
-2.1%
2026
$1,104
+3.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $3.48 | 3.8% | 414 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,760,000 | 1,701 | $1,035 | 11-15 |
| Jun 2026 | $1,058,000 | 969 | $1,092 | 01-05 |
| May 2026 | $1,370,000 | 1,249 | $1,097 | 06-10 |
| May 2026 | $1,138,000 | 969 | $1,175 | 06-10 |
| Apr 2026 | $1,288,888 | 1,249 | $1,032 | 01-05 |
| Apr 2026 | $1,080,000 | 969 | $1,115 | 06-10 |
| Mar 2026 | $1,430,000 | 1,195 | $1,197 | 01-05 |
| Mar 2026 | $1,410,000 | 1,249 | $1,129 | 01-05 |
| Feb 2026 | $1,620,000 | 1,593 | $1,017 | 01-05 |
| Feb 2026 | $1,380,000 | 1,195 | $1,155 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Simei Green Condominium actually sell for - this project trades at 1.3× the nearest block’s PSF.