450 Sims Avenue 387540, Aljunied, Central Region, Singapore
$780 /month
Common Rooms available. Co-Living environment - No Landlord Stay. Address: 450 SIMS AVENUE 387540. Kindly take note: This is a Walk-up Building. NO LIFT. ** NO staying Landlord. ** NO Agent fee! ** Visitor allowed. ** Light Cooking allowed. Multiple Rooms available on 3rd and 4th Floor. Rent range from 780 to 900 - View to Offer! Looking strictly for One occupant - Male Tenant only! - Additional charge: $80 for Utilities and Wi-fi; All Rooms are furnished with: - Air-con; - Ceiling Fan; - Bed; - Table and Chair; - Clothe cabinet; =LOCATION== - Super conveniently located just 5 min walk to Aljunied MRT (green line) and 8 min walk to Payah Lebar MRT (green + yellow). - 5 min walk to NTUC FairPrice and Sheng Shong supermarket. - Many coffee shops and eateries nearby. Interested please contact Kathy at 9819XXXX now to view! Thank you! Disclaimer: ** Floor area is estimated. ** Photos and video for illustration purpose. Furniture may change.
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 40 HDB resale transactions (data.gov.sg)
Fair Value
S$125,631
S$698 psf
Asking Price
S$780
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
40 comps
Nearest MRT
Aljunied
341m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$633
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$698
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 109 ALJUNIED CRES Floor 07 TO 09 | 484sqft | S$370,000 | ▲S$764 +9.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 109 ALJUNIED CRES Floor 07 TO 09 | 484sqft | S$370,000 | ▲S$764 +9.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 96 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$320,000 | ▼S$661 -5.3% vs FV | 99yr from 1979 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▼S$642 -8.0% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▼S$578 -17.2% vs FV | 99yr from 1969 |
Dec 2025 | Blk 39 CIRCUIT RD Floor 04 TO 06 | 506sqft | S$285,000 | ▼S$563 -19.3% vs FV | 99yr from 1971 |
Nov 2025 | Blk 32 BALAM RD Floor 01 TO 03 | 495sqft | S$288,000 | ▼S$582 -16.6% vs FV | 99yr from 1973 |
Nov 2025 | Blk 45 CIRCUIT RD Floor 01 TO 03 | 441sqft | S$310,000 | ▲S$702 +0.6% vs FV | 99yr from 1971 |
Nov 2025 | Blk 63 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$290,000 | ▼S$599 -14.2% vs FV | 99yr from 1967 |
Nov 2025 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 506sqft | S$300,888 | ▼S$595 -14.8% vs FV | 99yr from 1971 |
Oct 2025 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$347,000 | ▲S$716 +2.6% vs FV | 99yr from 1986 |
Blk 109 ALJUNIED CRES
Mar 2026 · Floor 07 TO 09
+9.5% vs FV
Blk 109 ALJUNIED CRES
Mar 2026 · Floor 07 TO 09
+9.5% vs FV
Blk 96 ALJUNIED CRES
Jan 2026 · Floor 10 TO 12
-5.3% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-8.0% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
-17.2% vs FV
Blk 39 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
-19.3% vs FV
Blk 32 BALAM RD
Nov 2025 · Floor 01 TO 03
-16.6% vs FV
Blk 45 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+0.6% vs FV
Blk 63 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
-14.2% vs FV
Blk 40 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
-14.8% vs FV
Blk 109 ALJUNIED CRES
Oct 2025 · Floor 10 TO 12
+2.6% vs FV
HELIOS AI Analysis
The valuation for the HDB 2-room unit located in the vibrant district of Geylang, with a remaining lease of 75 years, stands at an estimated value of $125,631, equating to $698 PSF. This valuation reflects a stable market position, with a market price that shows a 0% difference from the baseline. Such stability is indicative of a well-balanced demand and supply dynamic in the region, particularly for HDB properties, which remain a vital component of Singapore's housing landscape.
With a robust model confidence level rated as High, this valuation is derived from a comprehensive analysis of 40 recent HDB resale transactions in the vicinity. The Geylang area, known for its eclectic charm and strategic location, continues to attract both first-time homebuyers and investors. The remaining lease of 75 years is particularly significant, as it provides potential buyers with ample time to enjoy their investment while navigating the complexities of Singapore's property market. Overall, the consistency in pricing signals a resilient market, reinforcing Geylang's appeal as a sought-after locality for HDB living.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.