Blk 256 Simei St 1
Completed 1995 · 11 storeys · 90 flats · 70 years 05 months remaining · 12 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1995 · shops below
What the record shows
A 4-room here sold for $623,000 in Jul 2025. The same flat type in this block averaged $510,250 in 2020 - a gain of $112,750 - about $51 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 | $3,850/mo | $3,400–$4,100 | $3,400/mo | - | 6 |
| 5-ROOM | $4,100/mo | $4,100–$4,100 | $3,650/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 12
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2025 | 4 ROOM | 01 to 03 | 101 | $623,000 | $573 | 70y 05m |
| Sept 2024 | 4 ROOM | 04 to 06 | 101 | $660,000 | $607 | 71y 03m |
| Apr 2024 | 5 ROOM | 04 to 06 | 119 | $770,000 | $601 | 71y 08m |
| Jul 2023 | 4 ROOM | 01 to 03 | 101 | $595,000 | $547 | 72y 06m |
| Jan 2023 | 4 ROOM | 10 to 12 | 101 | $618,000 | $568 | 73y |
| Aug 2021 | 4 ROOM | 07 to 09 | 101 | $538,000 | $495 | 74y 04m |
| Jun 2021 | 4 ROOM | 04 to 06 | 101 | $535,000 | $492 | 74y 06m |
| May 2021 | 4 ROOM | 04 to 06 | 101 | $508,000 | $467 | 74y 06m |
| Aug 2020 | 4 ROOM | 01 to 03 | 101 | $460,000 | $423 | 75y 03m |
| Jun 2019 | 4 ROOM | 01 to 03 | 101 | $465,000 | $428 | 76y 05m |
| Oct 2018 | 4 ROOM | 10 to 12 | 101 | $500,000 | $460 | 77y 02m |
| Oct 2018 | 5 ROOM | 01 to 03 | 122 | $640,000 | $487 | 77y 01m |
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 1987 · 8 fewer lease years than this block
built 1987 · 8 fewer lease years than this block
built 1995 · same generation
built 1987 · 8 fewer lease years than this block
built 1987 · 8 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.