22 Sims Drive 387396, Aljunied, Central Region, Singapore
$1,800,000
Mins walk to MRT, move in condition unit for sale Penrose 2 Bedroom 2 Bath + Study Live in luxury and convenience with this beautifully designed 2 bedroom unit at Penrose, a premium city fringe development in District 14. Ideal for working professionals or couples, the unit offers a functional dumbbell layout and modern fittings in a well-connected location. Unit Features: - Inner facing and direct pool view with resort vibe - South-east facing (no west sun!) - Efficient dumbbell layout - Enclosed study room - Enclosed kitchen - Direct carpark access on the same floor Condo Facilities: - Newly TOP-ed development (2025) - Full condo facilities: 50m lap pool, gym, BBQ pits, function rooms - Gated security and lush landscaping Location Highlights: - 6-minute walk to Aljunied MRT (East-West Line) - 1 MRT stop to Paya Lebar Quarter (PLQ), 3 stops to Bugis, 5 stops to Raffles Place - Minutes walk to eateries, supermarkets, and shops along Geylang streets - Easy access to PIE and KPE - Nearby schools: Geylang Methodist, Kong Hwa, James Cook University For viewing enquires pls whatsapp/call 8855 XXXX Patrick Chee
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: L3007139C
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Automated Valuation based on 334 URA transactions
Fair Value
S$1.65M
S$2,067 psf
Asking Price
S$1.80M
S$2,258 psf
vs Market
+9.2%
vs Last Done
+13.9%
Tenure
98 yrs
99-year Leasehold · Balance remaining
Confidence
High
334 comps
Nearest MRT
Aljunied
442m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
334 comparable transactions
S$2,029
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$2,067
Recent Comparable Transactions
10 shown · 334 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMS DRIVE Floor 06-10 | 484sqft | S$960,000 | ▼S$1,982 -4.1% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 06-10 | 484sqft | S$960,000 | ▼S$1,982 -4.1% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 807sqft | S$1,775,000 | ▲S$2,199 +6.4% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 01-05 | 807sqft | S$1,680,000 | ▲S$2,081 +0.7% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 807sqft | S$1,800,000 | ▲S$2,230 +7.9% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 646sqft | S$1,348,000 | ▲S$2,087 +1.0% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 797sqft | S$1,750,000 | ▲S$2,197 +6.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 16-20 | 1,184sqft | S$2,638,000 | ▲S$2,228 +7.8% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | SIMS DRIVE Floor 11-15 | 1,173sqft | S$2,618,888 | ▲S$2,232 +8.0% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | SIMS DRIVE Floor 06-10 | 958sqft | S$2,030,000 | ▲S$2,119 +2.5% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | SIMS DRIVE Floor 11-15 | 646sqft | S$1,350,000 | ▲S$2,090 +1.1% vs FV | 99 yrs lease commencing from 2019 |
SIMS DRIVE
Aug 2025 · Floor 06-10
-4.1% vs FV
SIMS DRIVE
Aug 2025 · Floor 06-10
-4.1% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+6.4% vs FV
SIMS DRIVE
Aug 2025 · Floor 01-05
+0.7% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+7.9% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+1.0% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+6.3% vs FV
SIMS DRIVE
Aug 2025 · Floor 16-20
+7.8% vs FV
SIMS DRIVE
Aug 2025 · Floor 11-15
+8.0% vs FV
SIMS DRIVE
Jul 2025 · Floor 06-10
+2.5% vs FV
SIMS DRIVE
Jul 2025 · Floor 11-15
+1.1% 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.