22 Sims Drive 387396, Aljunied, Central Region, Singapore
$4,388 /month
One of the best facing for two bedroom apartment in Penrose! Mid floor level. Beautiful greenery views and relaxing landscaped sky garden right at your door step. Quiet, private & exclusive. Available: Mid June onwards. Do not miss this beautiful unique brand new apartment. Be the first to move in. Fantastic regular dumbbell layout with mimimal wastage space. Enclosed well equipped kitchen. High quality finishes by reputable developer Hong Leong & CDL. Contemporary interiors with branded appliances and quality fittings. Partial/full furnished can be discussed. Contact Calvin @ 9173XXXX. Keys on hand. About Penrose: 1. Prime City-Fringe Location • Only ~5-minute walk to Aljunied MRT (East-West Line), providing fast access to the CBD, Paya Lebar, and Changi Airport. • Close proximity to major expressways (PIE, KPE, and Nicoll Highway). 2. Lifestyle & Facilities • Full condo facilities: 50m lap pool, gym, clubhouse, BBQ pits, tennis court, and sky garden. • Multiple pools and landscaped gardens offering a resort-style living experience. 3. Vibrant Surroundings • Walkable to amenities, wet markets and large hawker centres, eateries, supermarkets (Hao Mart, Sheng Shiong, Fairprice), and Geylang’s famous vibrant food spots. • Minutes to Paya Lebar Quarter (PLQ), Kallang Wave Mall, and Singapore Sports Hub. 4. Good School Network • Within 1km to Geylang Methodist Primary & Secondary, Canossa Catholic Primary School. • Easy access to international schools like Nexus, James Cook University.
D14 - Geylang
Aljunied MRT · 6 min walk
30 September 2025
Medium (566 units)
566 units
6 Blocks, 18 Floors
NovaSims Development Pte Ltd (Hong Leong Holdings Limited/ City Development Limited)
Penrose has a total of 566 units, from 1 Bed - 1 Bath to 4 Bed - 4 Bath units. There are 47 types of floor plans from 474 sqft to 1,399 sqft.
Penrose has 6 blocks and up to 18 storeys.
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Total Transactions
191
Average Price
S1.7M
Total Value
S333.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 320 URA transactions
Fair Value
S$1.34M
S$2,071 psf
Asking Price
S$4,388
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
98 yrs
99-year Leasehold · Balance remaining
Confidence
High
320 comps
Nearest MRT
Aljunied
442m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
320 comparable transactions
S$2,033
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.970
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,071
Recent Comparable Transactions
10 shown · 320 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMS DRIVE Floor 06-10 | 484sqft | S$960,000 | ▼S$1,982 -4.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 06-10 | 484sqft | S$960,000 | ▼S$1,982 -4.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 807sqft | S$1,775,000 | ▲S$2,199 +6.2% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 01-05 | 807sqft | S$1,680,000 | ▲S$2,081 +0.5% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 807sqft | S$1,800,000 | ▲S$2,230 +7.7% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 646sqft | S$1,348,000 | ▲S$2,087 +0.8% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 797sqft | S$1,750,000 | ▲S$2,197 +6.1% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 1,184sqft | S$2,638,000 | ▲S$2,228 +7.6% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 1,173sqft | S$2,618,888 | ▲S$2,232 +7.8% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | SIMS DRIVE Floor 06-10 | 958sqft | S$2,030,000 | ▲S$2,119 +2.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | SIMS DRIVE Floor 11-15 | 646sqft | S$1,350,000 | ▲S$2,090 +0.9% vs FV | 99 yrs lease commencing from 2019 |
SIMS DRIVE
Aug 2025 · Floor 06-10
-4.3% vs FV
SIMS DRIVE
Aug 2025 · Floor 06-10
-4.3% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+6.2% vs FV
SIMS DRIVE
Aug 2025 · Floor 01-05
+0.5% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+7.7% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+0.8% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+6.1% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+7.6% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+7.8% vs FV
SIMS DRIVE
Jul 2025 · Floor 06-10
+2.3% vs FV
SIMS DRIVE
Jul 2025 · Floor 11-15
+0.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.