846 Sims Avenue 400846, Geylang East, Central Region, Singapore
$1,150,000
Spacious High-Floor Executive Apartment 1,528 sqft Corner Unit with Unblocked City View This beautifully renovated Executive Apartment offers a rare 1,528 sqft of spacious living, ideal for families seeking comfort and practicality. Positioned on a high floor, this corner unit enjoys excellent privacy, natural light, cross ventilation, and an unblocked city view. The home features a huge master bedroom with ample space for a king-sized bed and additional furniture. The generous living and dining areas allow flexible layout options for family living and entertaining. A utility/helper’s room adds extra convenience for storage, helper use, or workspace. Fully renovated and move-in ready, the unit features quality finishes that save time and renovation cost. The south-facing main door adds further appeal for buyers who value good orientation. Enjoy excellent convenience with just a 5-minute walk to Eunos MRT, bus interchange, and Eunos Hawker Centre. Also well connected to Parkway Parade, Kinex, and City Plaza. Paya Lebar Central (PLQ, SingPost Centre, Paya Lebar Square) is just one MRT stop away, offering strong retail and lifestyle options. Families will appreciate the strong school network nearby, including Haig Girls’ School within 1km, and many reputable primary schools within 2km. Key Highlights Rare 1,528 sqft Executive Apartment High floor corner unit with privacy Unblocked city view Huge master bedroom Utility / helper’s room Fully renovated, move-in condition South-facing main door Location ~5 mins walk to Eunos MRT & Bus Interchange and Eunos Hawker Centre 1 stop to Paya Lebar Hub (PLQ, SingPost, Paya Lebar Square) Close to Parkway Parade, Kinex, City Plaza Schools Within 1km: Haig Girls’ School Within 2km: CHIJ (Katong), Tao Nan, Kong Hwa, Tanjong Katong Primary, Geylang Methodist (Primary), Maha Bodhi, St. Stephen’s, Telok Kurau Primary Lex Lim 9*7*9*6*0*9*9*9
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$886,422
S$580 psf
Asking Price
S$1.15M
S$753 psf
vs Market
+29.7%
vs Last Done
+10.7%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Eunos
293m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$667
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$580
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▲S$680 +17.2% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▲S$680 +17.2% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▲S$680 +17.2% vs FV | 99yr from 1985 |
Apr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▲S$654 +12.8% vs FV | 99yr from 1985 |
Apr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▲S$654 +12.8% vs FV | 99yr from 1985 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
+12.8% vs FV
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
+12.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with a remaining lease of 58 years, presents an intriguing case for potential investors and homeowners alike. Estimated at $886,422, which translates to a price per square foot (PSF) of $580, this property is currently positioned above the market average by a significant 29.7%. Such a premium suggests a robust demand in this locale, although it is essential to note that the model confidence associated with this valuation is classified as low, indicating potential fluctuations in market stability and the necessity for cautious investment consideration.
When examining the broader market dynamics, it is crucial to consider the recent resale transactions in the vicinity, which were the basis for this valuation. The four comparable sales reflect varying conditions and pricing strategies, underscoring the nuanced nature of HDB valuations in Geylang. The elevated price point could be influenced by several factors, including the area's urban appeal, proximity to amenities, and potential for future development. However, prospective buyers should remain vigilant regarding the remaining lease period, as properties with shorter leases typically face steeper depreciation rates. Therefore, while the current valuation signals a premium, the inherent risks associated with a low confidence rating necessitate a thorough due diligence process.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.