10 Sims Drive 387390, Aljunied, Central Region, Singapore
$1,250,000






Rare 2 bedroom with direct access to pool. Condo have 5 pools, tennis court, steam baths, jacuzzi, function rooms, BBQ pits and many more facilities. Walking distance to Nexus Internation School, James Cook University, Geylang Methodist Primary and Secondary School. 5mins walk to Aljunied MRT. Close proximity to Paya Lebar and Raffles Place. Market and coffeeshops within walking distance too. Good for own stay and investment. Currently tenanted at $3900 till 30 Apr 2026 Call Philip Chong @ 8161XXXX now.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
360
Average Price
S1.2M
Total Value
S446.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 316 URA transactions
Fair Value
S$1.24M
S$1,828 psf
Asking Price
S$1.25M
S$1,844 psf
vs Market
+0.9%
vs Last Done
-4.2%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
316 comps
Nearest MRT
Aljunied
400m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
316 comparable transactions
S$1,813
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,828
Recent Comparable Transactions
10 shown · 316 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMS DRIVE Floor 01-05 | 1,066sqft | S$2,050,000 | ▲S$1,924 +5.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 01-05 | 1,066sqft | S$2,050,000 | ▲S$1,924 +5.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 1,033sqft | S$2,180,000 | ▲S$2,110 +15.4% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 441sqft | S$850,000 | ▲S$1,926 +5.4% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 06-10 | 958sqft | S$1,888,888 | ▲S$1,972 +7.9% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 06-10 | 958sqft | S$1,960,000 | ▲S$2,046 +11.9% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | SIMS DRIVE Floor 11-15 | 1,033sqft | S$2,228,888 | ▲S$2,157 +18.0% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | SIMS DRIVE Floor 11-15 | 441sqft | S$875,000 | ▲S$1,983 +8.5% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | SIMS DRIVE Floor 06-10 | 958sqft | S$1,705,000 | ▼S$1,780 -2.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | SIMS DRIVE Floor 06-10 | 1,033sqft | S$2,160,000 | ▲S$2,090 +14.3% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | SIMS DRIVE Floor 16-20 | 1,539sqft | S$2,710,000 | ▼S$1,761 -3.7% vs FV | 99 yrs lease commencing from 2014 |
SIMS DRIVE
Aug 2025 · Floor 01-05
+5.3% vs FV
SIMS DRIVE
Aug 2025 · Floor 01-05
+5.3% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+15.4% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+5.4% vs FV
SIMS DRIVE
Aug 2025 · Floor 06-10
+7.9% vs FV
SIMS DRIVE
Aug 2025 · Floor 06-10
+11.9% vs FV
SIMS DRIVE
Jul 2025 · Floor 11-15
+18.0% vs FV
SIMS DRIVE
Jul 2025 · Floor 11-15
+8.5% vs FV
SIMS DRIVE
Jul 2025 · Floor 06-10
-2.6% vs FV
SIMS DRIVE
Jul 2025 · Floor 06-10
+14.3% vs FV
SIMS DRIVE
Jul 2025 · Floor 16-20
-3.7% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.