My Manhattan sits at one of the most enviable micro-locations in Singapore's Outside Central Region: 140 metres from Simei MRT on the East West Line, yet tucked behind a residential street quiet enough that double-glazed windows are not a luxury but a standard feature. Developed as a joint venture by Chip Eng Seng, Heeton Holdings and KSH Holdings and completed in 2014, this 301-unit, 99-year leasehold project occupies a stretch of Simei Street 3 in District 18 that has historically lagged the broader OCR in price per square foot — a gap that has been narrowing steadily as Changi Business Park and the broader East region attract more white-collar employment. Asking prices in early 2026 range from S$735,000 for a compact one-bedder to S$1.69 million for a four-bedroom penthouse, while the 12-month average PSF sits at S$1,595 — a figure that reflects both the project's genuine convenience premium and the natural ceiling that a leasehold asset approaching its 16th year commands in a value-conscious market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 18 — encompassing Simei, Tampines, Pasir Ris and Upper Changi — is one of Singapore's most self-contained residential belts. Simei itself is a mature HDB estate with a neighbourhood centre, a retail cluster anchored by Eastpoint Mall, and the sprawling Changi General Hospital campus immediately to the north. For My Manhattan residents, daily errands rarely require leaving a one-kilometre radius: Eastpoint Mall, Giant Hypermart, a hawker centre and a wet market are all within a five-minute walk. The wider east-side pull is considerable — Jewel Changi Airport is three stops away on the EWL, East Coast Park is reachable in 15 minutes by taxi, and Changi Business Park (home to Standard Chartered, DBS Technology Hub and a growing roster of tech firms) is a short bus or cycle ride. This employment corridor is a key demand driver for rental units, particularly among professionals who prize the one-seat commute to the CBD via the EWL and prefer the quieter residential texture of the east over the more frenetic pace of Ang Mo Kio or Queenstown. From an investment standpoint, URA's property transaction records show that the OCR broadly recorded steady price appreciation through 2023–2025, supported by a tight resale supply and sustained HDB upgrader demand. My Manhattan's 88 recorded sales transactions since launch validate that liquidity in this project is workable, if not exceptional for a 301-unit development — suggesting the majority of owners are long-term holders rather than speculators. Prospective buyers should factor in the prevailing MAS total debt servicing ratio (TDSR) rules when stress-testing their purchase capacity; our TDSR calculator and mortgage calculator can help model monthly obligations at current rates.
We track 88 sales and 494 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MY MANHATTAN dashboard.
- Average sale price: $1,284,385 across 88 transactions
- Estimated gross rental yield: 3.3%
- District 18 PSF ranking: Premium tier (top 18%)
- 99 yrs lease commencing from 2010 · OCR · D18 · 301 units
About MY MANHATTAN
MY MANHATTAN is a 99 yrs lease commencing from 2010 condominium, located at SIMEI STREET 3 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by CEL-SIMEI PTE LTD, comprising 301 residential units, completed in 2014.
With approximately 83 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MY MANHATTAN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 5 | $1,595 psf | $772,200 |
| 1 BR | 22 | $1,476 psf | $804,449 |
| 2 BR | 27 | $1,460 psf | $1,303,222 |
| 3 BR | 27 | $1,335 psf | $1,553,778 |
| 4 BR | 7 | $1,317 psf | $2,046,857 |
Sales Market Overview
MY MANHATTAN has recorded 88 sale transactions with an average transaction price of $1,284,385, ranging from $685,000 to $2,438,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $1,269 psf | $1,262,155 | — |
| 2022 | 17 | $1,343 psf | $1,201,412 | ↑ 5.8% |
| 2023 | 19 | $1,435 psf | $1,218,257 | ↑ 6.9% |
| 2024 | 12 | $1,496 psf | $1,430,907 | ↑ 4.2% |
| 2025 | 20 | $1,586 psf | $1,352,050 | ↑ 6.0% |
MY MANHATTAN ranks in the top 18% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, MY MANHATTAN trades 8.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
MY MANHATTAN has recorded 494 rental transactions with monthly rents averaging $3,559/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 15 | $2,723/mo | $2,100/mo | $3,400/mo |
| 1 BR | 168 | $2,871/mo | $2,000/mo | $3,750/mo |
| 2 BR | 230 | $3,729/mo | $2,600/mo | $4,900/mo |
| 3 BR | 60 | $4,427/mo | $2,500/mo | $7,000/mo |
| 4 BR | 21 | $5,321/mo | $3,999/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 101 | $2,954/mo |
| 2022 | 114 | $3,445/mo |
| 2023 | 83 | $3,893/mo |
| 2024 | 91 | $3,801/mo |
| 2025 | 84 | $3,696/mo |
| 2026 | 21 | $4,176/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, MY MANHATTAN delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,588 psf | 1176 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 570 |
Location Map
Map shows MY MANHATTAN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MY MANHATTAN
- Simei MRT
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Changkat Primary School
- Park View Primary School
- Angsana Primary School
Nearby MRT Stations
MY MANHATTAN is 210m from Simei MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Simei | EW3 | East-West Line | 210m |
| Upper Changi | DT34 | Downtown Line | 900m |
| Expo | CG1 | East-West Line | 1.2 km |
| Expo | DT35 | Downtown Line | 1.2 km |
Nearby Schools
There are 19 schools within 2 km of MY MANHATTAN, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | Primary | 580m |
| Park View Primary School | Primary | 730m |
| Angsana Primary School | Primary | 800m |
| Springfield Secondary School | Secondary | 1.0 km |
| Singapore University of Technology and Design | Tertiary | 1.2 km |
| Ping Yi Secondary School | Secondary | 1.4 km |
| Chongzheng Primary School | Primary | 1.4 km |
| Casuarina Primary School | Primary | 1.6 km |
| Fengshan Primary School | Primary | 1.6 km |
| Tampines Meridian Junior College | Jc | 1.6 km |
| United World College of South East Asia (East) | International | 1.7 km |
| Poi Ching School | Primary | 1.7 km |
MRT connectivity that is almost unmatched in the OCR. A 140-metre walk to Simei EWL station puts My Manhattan in the same conversation as Tanjong Pagar Plaza and Novena Square in terms of transit convenience — only far more affordable. For a sub-S$1.6 million purchase, genuine door-to-platform times of under three minutes are rare outside the CCR. Upper Changi MRT (EWL) and Expo MRT (EWL/CGL) add secondary connectivity options within cycling distance, and the forthcoming Cross Island Line will bring additional capacity to the Changi region in the early 2030s, a potential tailwind for capital values. Solid rental yield of approximately 3.7%. Average gross rental for the project runs at roughly S$3,660 per month across all unit sizes as of mid-2025, underpinned by demand from Changi Business Park workers and families relocating for proximity to Changi Airport operations. A 3.7% gross yield is broadly in line with the OCR median and comfortably above the 10-year Singapore Government Security yield, providing a reasonable income floor for leveraged investors. Use the cash flow calculator to stress-test net returns after MCST fees, property tax and maintenance. Thoughtful noise attenuation. Units facing the EWL viaduct benefit from factory-fitted double-glazed windows — a specification choice that residents consistently flag in reviews as surprisingly effective. Interior ambient noise levels are reported as lower than many developments closer to PIE-facing corridors. Manageable development scale with full condo facilities. At 301 units, My Manhattan avoids the anonymity of mega-developments while still maintaining a lap pool, gymnasium, tennis court, BBQ pits and a clubhouse. MCST contributions are therefore spread across a sufficiently large resident base to keep per-unit levies reasonable. Price point access to the eastern MRT corridor. With entry-level one-bedders trading below S$800,000, My Manhattan is one of the most affordable MRT-adjacent condominiums in the east, making it accessible to first-time buyers who have exhausted ECs or wish to avoid the entry prices commanded by newer Tampines launches. A stamp duty calculator and total cost of ownership calculator are available to model the full upfront and carrying cost picture.
Lease decay is now a live consideration. With the 99-year lease commencing in 2010, My Manhattan will cross the psychologically significant 75-year remaining threshold in 2035 — roughly nine years away. Singapore banks apply progressive haircuts to LTV ratios for properties with shorter remaining leases, and buyers financing at high LTV today may find the resale pool narrows over time as fewer purchasers qualify for maximum loans. Modelling the impact of lease decay on capital values over a 10- to 20-year holding period is essential before committing; the lease decay calculator can project how CPF usage limits and bank LTV constraints evolve as the lease shortens. Structural and waterproofing complaints. A subset of residents has reported water ingress issues and inter-unit sound transmission in lower floors — defects attributed to construction tolerances rather than design. While most projects of this vintage carry similar risks, buyers should commission a detailed pre-purchase inspection and review MCST sinking-fund balances to assess whether remediation costs have been provisioned. Limited unit sizes on the larger end. The four-bedroom product at My Manhattan tops out at approximately 1,700 sqft, which feels constrained by the standards of newer OCR launches offering 1,800–2,000 sqft four-bedders. Families requiring generous living areas or helper's quarters may find the layouts dated relative to 2022–2026 vintage projects. OCR supply pipeline in the east. Tampines and Pasir Ris continue to see new GLS launches, which periodically reset buyer expectations on specifications, facilities and price per square foot. While My Manhattan's MRT proximity provides a durable differentiator, newer projects launching at S$1,700–1,900 psf in the same corridor could apply pressure on My Manhattan's resale ceiling. Compare development-level and district-level PSF trends on the comparison tool.
[
{
"persona": "EWL commuter buying a first condo",
"fit_color": "green",
"reason": "Sub-S$800K entry on a genuine one-minute walk to Simei MRT makes My Manhattan one of the most affordable MRT-door options in the OCR east corridor. Ideal for a single professional or young couple working along the EWL who want city fringe convenience without CCR price tags."
},
{
"persona": "HDB upgrader in the D18/D17 catchment",
"fit_color": "green",
"reason": "Residents already familiar with Simei, Tampines or Bedok will find My Manhattan an easy lateral move that upgrades privacy and facilities while keeping school ties, hawker habits and family networks intact. The price quantum is manageable for most upgraders exiting a mature Tampines or Simei HDB with meaningful cash proceeds."
},
{
"persona": "Income-focused investor targeting Changi Business Park tenants",
"fit_color": "green",
"reason": "A 3.7% gross yield with low vacancy risk — CBP employees strongly prefer the one-bus or cycle commute — makes the smaller unit sizes attractive as rental assets. A two-bedder acquired at S$950K–1.1M can generate S$3,200–3,800/month rental. Use the <a href=\"/calculator/cash-flow\">cash flow calculator</a> to verify net-of-mortgage coverage."
},
{
"persona": "Long-horizon capital appreciation investor",
"fit_color": "amber",
"reason": "The MRT adjacency and improving east-side employment base provide a plausible capital story, but the 99-year lease started in 2010, making lease decay a visible drag on LTV and resale pool within 10 years. En-bloc prospects for a 301-unit development on a standard 99LH plot are modest. This project suits income-oriented rather than flip-oriented investors."
},
{
"persona": "Family requiring four bedrooms and generous space",
"fit_color": "amber",
"reason": "Four-bedroom layouts cap at around 1,700 sqft, which is workable but tight by 2024–2026 market standards. Newer Tampines and Pasir Ris projects offer larger footprints at similar or only marginally higher PSF. Worth shortlisting alongside newer OCR launches before deciding."
},
{
"persona": "Short-term buyer planning to sell within 5 years",
"fit_color": "red",
"reason": "Seller's stamp duty, transaction costs, and a resale pool that will already be contending with 15+ year lease age on exit make a short holding period capital-dilutive. My Manhattan rewards patient holders who benefit from rental income compounding and avoid repeated transactional friction."
}
]
My Manhattan is a well-priced, transit-anchored OCR condo that delivers on the fundamentals: MRT proximity you can feel in daily life, a genuine rental income buffer, and a compact community atmosphere that larger estates struggle to replicate. For the right buyer — an EWL commuter, a patient income investor, or an eastern-district upgrader — it checks more boxes per dollar than most of its 2010–2015 vintage peers in the same submarket. The lease trajectory and older specifications are real constraints, not paperwork details, and any buyer should run the numbers on lease-decay LTV impact before transacting. But for those with a 10-year or longer horizon who can absorb that risk consciously, My Manhattan offers a combination of location quality and entry price that remains scarce on the East West Line east of Paya Lebar. See how District 18 price trends compare to neighbouring districts on the District 18 analytics page, and use the affordability calculator and refinancing calculator to build a complete financial picture before committing.
FAQ
What is the average price for MY MANHATTAN?
What is the rental yield for MY MANHATTAN?
Is MY MANHATTAN freehold or leasehold?
How close is My Manhattan to Simei MRT station?
My Manhattan is approximately 140 metres from Simei MRT station on the East West Line — a walk of under two minutes in most conditions. This puts it among the closest non-integrated condominiums to an MRT station in the entire OCR east corridor. Expo MRT (EWL/Changi Airport Group Line) is reachable in approximately 10 minutes by bus or bicycle, providing a secondary transit option for Changi Business Park and Changi Airport-based workers.
What are the unit types and size ranges at My Manhattan?
My Manhattan offers one- to four-bedroom configurations. One-bedroom units start at approximately 441 sqft, two-bedders range from roughly 700 to 900 sqft, three-bedders cover 980–1,300 sqft, and four-bedroom penthouses reach up to approximately 1,700 sqft. The development comprises 301 units across several high-rise residential blocks, all completed in 2014 under a 99-year leasehold tenure commencing 2010.
Are there known defects or maintenance issues at My Manhattan?
A portion of resident reviews mention historical water ingress affecting certain units, particularly on lower floors, and some inter-unit noise transmission through walls and ceiling slabs. These are not uncommon in 2010–2014 vintage condominiums built to the specifications of that era. Prospective buyers are advised to commission a pre-purchase building inspection, review the most recent MCST audited accounts to confirm adequate sinking fund provisions, and request disclosure of any outstanding MCST repair orders from the seller before exercising the option to purchase.
What is nearby in terms of schools, malls and amenities?
Within the immediate Simei precinct, residents have access to Eastpoint Mall (supermarket, food court, clinics, enrichment centres), a wet market and hawker centre, and Changi General Hospital. Primary schools within 1–2 km include Elias Park Primary School and Junyuan Primary School. For leisure, East Coast Park is accessible by the PCN cycling network, Jewel Changi Airport is three EWL stops away, and Downtown East at Pasir Ris is a 10-minute bus ride. The neighbourhood's relatively low commercial density is a deliberate trade-off — residents who prefer a quieter residential environment rate it highly, while those seeking 24-hour dining and nightlife options may find the area limited compared to Tampines or Bedok town centres.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 88 transactions analysed
- Rental data: 494 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for MY MANHATTAN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.