450 Sims Avenue 387540, Aljunied, Central Region, Singapore
$2,200 /month
SPACIOUS Walk-up Apartment for Rent! Available immediately! Perfect for a Single or Couple working professionals who values privacy, comfort, and proximity to the city. ** No Landlord Staying; ** No Agent Fee; ** Visitor Allowed; ** Pet Allowed - subject to approval. Kindly take note that this is a WALK-UP building, No elevator. 2 UNITS AVAILABLE, both on Level 2. Both Fully Furnished. Please refer to Photos/ Videos in ad. 1) STUDIO UNIT 27: - Large Kitchen fully equipped with Fridge, Washing Machine, Stove, Dining Table & Chair. - Cozy Bedroom with Attached Bathroom. - One Study Room. 2) STUDIO UNIT 23: - Huge Bedroom with Attached Bathroom; - Annex Area in front, for Walk-in Wardrobe or Storage. - Kitchen with Gas Stove for your cooking need. - Asking rent $2300 to $2400 - negotiable. - Utilities & Wi-Fi: +$100/month. - 2nd pax +$150; Maximum 2 pax stay. - Option for partial furnishing available - Additional furniture can be discussed. == Location Highlights== - Just 5 mins walk to Aljunied MRT (Green Line) - 8 mins walk to Paya Lebar MRT (Green + Yellow Lines) - 5 mins walk to NTUC FairPrice and Sheng Siong Supermarket - Surrounded by local eateries, cafés, and amenities Call or WhatsApp Kathy at 9819 XXXX to schedule a viewing today! Don't miss out on this super convenient and comfortable city-fringe home!
D14 - Geylang
Aljunied MRT · 4 min walk
1 Block
Not available
Sims 450 Centre is a None years leasehold Walkup Apartment located in Geylang, District 14. It is within walking distance to MRT stations such as Aljunied MRT and Aljunied MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Sims 450 Centre is also close to schools like Yuan Zheng Tang Of True Buddha School, Supergroomers Pets Academy Pte Ltd and Tuition Singapore - ManyTutors Home Tuition. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Alfhina Trading Pte. Ltd and I Tec Supermart-UK FishVillage for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Aestmod Auto. Winlink E-Hub is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Le Shan Gardens, to enjoy some fresh air.
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Total Transactions
2
Average Price
S1.6M
Total Value
S3.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 41 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$314,013
S$695 psf
Asking Price
S$2,200
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
41 comps
Nearest MRT
Aljunied
341m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
41 comparable transactions
S$630
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$695
Recent Comparable Transactions
10 shown · 41 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$347,000 | ▲S$716 +3.0% vs FV | 99yr from 1986 |
Oct 2025 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$347,000 | ▲S$716 +3.0% vs FV | 99yr from 1986 |
Jul 2025 | Blk 109 ALJUNIED CRES Floor 04 TO 06 | 484sqft | S$323,000 | ▼S$667 -4.0% vs FV | 99yr from 1986 |
Jun 2025 | Blk 109 ALJUNIED CRES Floor 01 TO 03 | 484sqft | S$314,800 | ▼S$650 -6.5% vs FV | 99yr from 1986 |
Dec 2024 | Blk 109 ALJUNIED CRES Floor 04 TO 06 | 484sqft | S$327,300 | ▼S$676 -2.7% vs FV | 99yr from 1986 |
Jun 2024 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$325,000 | ▼S$671 -3.5% vs FV | 99yr from 1986 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▼S$619 -10.9% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 01 TO 03 | 431sqft | S$283,000 | ▼S$657 -5.5% vs FV | 99yr from 1969 |
Jan 2026 | Blk 96 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$320,000 | ▼S$661 -4.9% vs FV | 99yr from 1979 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▼S$642 -7.6% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▼S$578 -16.8% vs FV | 99yr from 1969 |
Blk 109 ALJUNIED CRES
Oct 2025 · Floor 10 TO 12
+3.0% vs FV
Blk 109 ALJUNIED CRES
Oct 2025 · Floor 10 TO 12
+3.0% vs FV
Blk 109 ALJUNIED CRES
Jul 2025 · Floor 04 TO 06
-4.0% vs FV
Blk 109 ALJUNIED CRES
Jun 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 109 ALJUNIED CRES
Dec 2024 · Floor 04 TO 06
-2.7% vs FV
Blk 109 ALJUNIED CRES
Jun 2024 · Floor 10 TO 12
-3.5% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
-10.9% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 01 TO 03
-5.5% vs FV
Blk 96 ALJUNIED CRES
Jan 2026 · Floor 10 TO 12
-4.9% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-7.6% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
-16.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 room unit in Geylang, with a remaining lease of 75 years, has been meticulously assessed at an estimated value of $314,013, translating to a price per square foot (PSF) of $695. This valuation reflects a stable market position, indicated by a market price that shows a 0% difference from the baseline. Such stability suggests that the property is well-aligned with current market expectations, underscoring its appeal among buyers looking for value within this vibrant locale.
With a strong model confidence level categorized as high, this valuation is supported by an analytical overview of 41 recent HDB resale transactions in the vicinity. The data indicates a resilient demand for HDB properties in Geylang, a district known for its strategic location and rich cultural tapestry. The remaining lease of 75 years is a crucial factor in this valuation, as it positions the property favorably in the eyes of prospective homeowners and investors alike, providing a sense of security and longevity in ownership.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.