Blk 254 Simei St 1
Completed 1995 · 11 storeys · 89 flats · 69 years 05 months remaining · 20 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1995
What the record shows
A 4-room here sold for $720,000 in Apr 2026. The same flat type in this block averaged $524,629 in 2021 - a gain of $195,371 - about $107 a day while the owner slept.
This block crosses 60 years remaining in 2035 - 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 | $4,050/mo | $4,000–$4,100 | $3,400/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 · 12 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 07 to 09 | 99 | $720,000 | $676 | 69y 05m |
| Jan 2025 | 5 ROOM | 07 to 09 | 118 | $888,000 | $699 | 70y 09m |
| Apr 2024 | 4 ROOM | 10 to 12 | 99 | $670,000 | $629 | 71y 06m |
| Nov 2023 | 4 ROOM | 04 to 06 | 98 | $630,000 | $597 | 71y 10m |
| Nov 2023 | 5 ROOM | 04 to 06 | 120 | $780,000 | $604 | 71y 11m |
| Nov 2023 | 4 ROOM | 07 to 09 | 99 | $638,000 | $599 | 71y 11m |
| Aug 2023 | 4 ROOM | 04 to 06 | 100 | $615,000 | $571 | 72y 02m |
| Aug 2023 | 4 ROOM | 07 to 09 | 99 | $638,000 | $599 | 72y 03m |
| Jul 2023 | 4 ROOM | 04 to 06 | 99 | $580,000 | $544 | 72y 02m |
| Nov 2022 | 5 ROOM | 01 to 03 | 120 | $740,000 | $573 | 72y 10m |
| Jan 2022 | 4 ROOM | 04 to 06 | 98 | $538,888 | $511 | 73y 09m |
| Oct 2021 | 4 ROOM | 01 to 03 | 101 | $535,000 | $492 | 73y 11m |
| May 2021 | 5 ROOM | 04 to 06 | 118 | $635,000 | $500 | 74y 05m |
| Apr 2021 | 4 ROOM | 07 to 09 | 98 | $500,000 | $474 | 74y 05m |
| Feb 2021 | 5 ROOM | 04 to 06 | 118 | $600,000 | $472 | 74y 08m |
| Oct 2019 | 4 ROOM | 01 to 03 | 101 | $470,000 | $432 | 75y 11m |
| Feb 2019 | 5 ROOM | 01 to 03 | 120 | $548,000 | $424 | 76y 08m |
| Jun 2018 | 4 ROOM | 04 to 06 | 98 | $532,000 | $504 | 77y 03m |
| May 2018 | 4 ROOM | 10 to 12 | 99 | $540,000 | $507 | 77y 05m |
| Apr 2017 | 4 ROOM | 10 to 12 | 99 | $530,000 | $497 | 78y 05m |
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.
built 1995 · same generation
built 1995 · same generation
built 1988 · 8 fewer lease years than this block
built 1995 · same generation
built 1987 · 8 fewer lease years than this block
built 1988 · 8 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.