Enjoy effortless city-fringe living in this well-positioned unit at SIMSVILLE. Situated on a high floor with an unblocked outlook, this bright and breezy 3-bedroom home offers both comfort and connectivity...ideal for own stay or investment. Key Highlights High-floor unit with open, unblocked views Well-ventilated, naturally bright layout Efficient 3-bedroom configuration Strong rental potential Unmatched Convenience 5 mins walk to Paya Lebar MRT 5 mins walk to PLQ, SingPost Centre & Paya Lebar Square 7 mins walk to hawker centre & polyclinic Everything you need—transport, dining, shopping, and daily essentials—is just a short stroll away. Schools Nearby Kong Hwa School (Primary) – 0.69 km Geylang Methodist School (Primary) – 0.71 km Geylang Methodist School (Secondary) – 0.81 km Multiple tertiary & private institutions within 0.24–0.85 km
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Total Transactions
55
Average Price
S1.4M
Total Value
S77.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 2689 URA transactions
Fair Value
S$2.62M
S$2,097 psf
Asking Price
S$1.90M
S$1,522 psf
vs Market
-27.4%
vs Last Done
+20.8%
Tenure
Freehold
No lease decay
Confidence
High
2689 comps
Nearest MRT
Paya Lebar
422m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2689 comparable transactions
S$1,958
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,097
Recent Comparable Transactions
10 shown · 2689 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG 33 GEYLANG Floor 01-05 | 936sqft | S$1,180,000 | ▼S$1,260 -39.9% vs FV | Freehold |
Aug 2025 | LORONG 33 GEYLANG Floor 01-05 | 936sqft | S$1,180,000 | ▼S$1,260 -39.9% vs FV | Freehold |
Aug 2025 | LORONG 24 GEYLANG Floor 01-05 | 700sqft | S$1,168,888 | ▼S$1,671 -20.3% vs FV | Freehold |
Aug 2025 | LORONG 26 GEYLANG Floor 06-10 | 603sqft | S$940,000 | ▼S$1,559 -25.7% vs FV | Freehold |
Aug 2025 | GUILLEMARD ROAD Floor 01-05 | 1,259sqft | S$1,720,000 | ▼S$1,366 -34.9% vs FV | Freehold |
Aug 2025 | GEYLANG EAST AVENUE 1 Floor 11-15 | 947sqft | S$1,800,000 | ▼S$1,900 -9.4% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | PAYA LEBAR ROAD Floor 16-20 | 484sqft | S$1,060,000 | ▲S$2,188 +4.3% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | LORONG 28 GEYLANG Floor 06-10 | 1,023sqft | S$1,630,000 | ▼S$1,594 -24.0% vs FV | Freehold |
Aug 2025 | SIMS DRIVE Floor 01-05 | 1,066sqft | S$2,050,000 | ▼S$1,924 -8.2% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 1,033sqft | S$2,180,000 | ▲S$2,110 +0.6% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 441sqft | S$850,000 | ▼S$1,926 -8.2% vs FV | 99 yrs lease commencing from 2014 |
LORONG 33 GEYLANG
Aug 2025 · Floor 01-05
-39.9% vs FV
LORONG 33 GEYLANG
Aug 2025 · Floor 01-05
-39.9% vs FV
LORONG 24 GEYLANG
Aug 2025 · Floor 01-05
-20.3% vs FV
LORONG 26 GEYLANG
Aug 2025 · Floor 06-10
-25.7% vs FV
GUILLEMARD ROAD
Aug 2025 · Floor 01-05
-34.9% vs FV
GEYLANG EAST AVENUE 1
Aug 2025 · Floor 11-15
-9.4% vs FV
PAYA LEBAR ROAD
Aug 2025 · Floor 16-20
+4.3% vs FV
LORONG 28 GEYLANG
Aug 2025 · Floor 06-10
-24.0% vs FV
SIMS DRIVE
Aug 2025 · Floor 01-05
-8.2% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+0.6% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
-8.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2689 URA transactions (0 outliers removed), adjusted for: MRT Paya Lebar 422m away (+3%); AI-detected value boosters: high floor, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.