Blk 116 Simei St 1
Completed 1987 · 11 storeys · 172 flats · 62 years remaining · 30 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1987 · shops below
What the record shows
A 5-room here sold for $800,000 in Dec 2025. The same flat type in this block averaged $618,333 in 2021 - a gain of $181,667 - about $100 a day while the owner slept.
This block crosses 60 years remaining in 2027 - the line where CPF usage rules begin tightening for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 sales).
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,500/mo | $2,200–$3,850 | $3,400/mo | - | 3 |
| 5-ROOM | $2,800/mo | $1,500–$4,100 | $3,650/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 19 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | 5 ROOM | 04 to 06 | 121 | $800,000 | $614 | 62y |
| Nov 2025 | 5 ROOM | 04 to 06 | 122 | $748,000 | $570 | 62y |
| Feb 2025 | 5 ROOM | 01 to 03 | 128 | $730,000 | $530 | 62y 10m |
| Oct 2024 | 4 ROOM | 07 to 09 | 104 | $688,000 | $615 | 63y 02m |
| Sept 2024 | 4 ROOM | 04 to 06 | 104 | $658,000 | $588 | 63y 03m |
| Sept 2024 | 4 ROOM | 04 to 06 | 104 | $650,000 | $581 | 63y 03m |
| Jul 2024 | 5 ROOM | 01 to 03 | 122 | $700,000 | $533 | 63y 05m |
| Sept 2023 | 5 ROOM | 01 to 03 | 122 | $623,000 | $474 | 64y 03m |
| Oct 2022 | 4 ROOM | 01 to 03 | 104 | $555,000 | $496 | 65y 02m |
| Aug 2022 | 5 ROOM | 04 to 06 | 128 | $663,888 | $482 | 65y 04m |
| Jun 2022 | 4 ROOM | 10 to 12 | 104 | $565,000 | $505 | 65y 06m |
| Jun 2022 | 4 ROOM | 04 to 06 | 104 | $548,000 | $490 | 65y 06m |
| Apr 2022 | 5 ROOM | 07 to 09 | 122 | $645,000 | $491 | 65y 08m |
| Feb 2022 | 4 ROOM | 07 to 09 | 104 | $540,000 | $482 | 65y 09m |
| Jan 2022 | 4 ROOM | 04 to 06 | 104 | $555,000 | $496 | 65y 10m |
| Dec 2021 | 5 ROOM | 01 to 03 | 122 | $600,000 | $457 | 65y 11m |
| Nov 2021 | 4 ROOM | 07 to 09 | 104 | $490,000 | $438 | 66y 01m |
| Oct 2021 | 4 ROOM | 04 to 06 | 104 | $503,000 | $449 | 66y 02m |
| Aug 2021 | 5 ROOM | 10 to 12 | 122 | $610,000 | $465 | 66y 04m |
| Feb 2021 | 4 ROOM | 07 to 09 | 104 | $480,000 | $429 | 66y 10m |
| Mar 2020 | 4 ROOM | 04 to 06 | 104 | $450,000 | $402 | 67y 08m |
| Jan 2020 | 5 ROOM | 01 to 03 | 128 | $500,000 | $363 | 67y 10m |
| Aug 2019 | 4 ROOM | 10 to 12 | 104 | $490,000 | $438 | 68y 03m |
| Jun 2019 | 4 ROOM | 04 to 06 | 104 | $450,000 | $402 | 68y 05m |
| Jul 2018 | 5 ROOM | 01 to 03 | 122 | $580,000 | $442 | 69y 05m |
| May 2018 | 5 ROOM | 07 to 09 | 122 | $610,000 | $465 | 69y 06m |
| Jan 2018 | 4 ROOM | 01 to 03 | 104 | $457,000 | $408 | 69y 10m |
| May 2017 | 4 ROOM | 01 to 03 | 104 | $455,000 | $406 | 70y 06m |
| Apr 2017 | 4 ROOM | 01 to 03 | 104 | $450,000 | $402 | 70y 07m |
| Jan 2017 | 4 ROOM | 01 to 03 | 104 | $443,000 | $396 | 70y 10m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
5-room median within $5k of this block
5-room median $14k below this block · 4 vs 4 sales
built 1987 · same generation
built 1987 · same generation
built 1995 · 8 more lease years than this block
built 1987 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.