SUITES @ SIMS is a freehold development along SIMS AVENUE in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2013.
This profile draws on 16 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 13 years from TOP, SUITES @ SIMS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 14 (Geylang / Eunos), the immediate context for SUITES @ SIMS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 16 sales and 120 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ SIMS dashboard.
- Average sale price: $747,924 across 16 transactions
- Estimated gross rental yield: 4.1%
- District 14 PSF ranking: Premium tier (top 17%)
- Freehold tenure · RCR · D14 · 48 units
About SUITES @ SIMS
SUITES @ SIMS is a freehold condominium, located at SIMS AVENUE in District 14 (Geylang, Eunos) (Rest of Central Region), developed by MACLY PTE LTD, comprising 48 residential units, completed in 2013.
As a freehold property, SUITES @ SIMS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SUITES @ SIMS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 10 | $1,804 psf | $633,200 |
| 1 BR | 3 | $1,468 psf | $835,000 |
| 2 BR | 3 | $1,279 psf | $1,043,259 |
Sales Market Overview
SUITES @ SIMS has recorded 16 sale transactions with an average transaction price of $747,924, ranging from $528,000 to $1,100,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,396 psf | $730,750 | — |
| 2023 | 6 | $1,648 psf | $767,315 | ↑ 18.1% |
| 2025 | 6 | $1,802 psf | $739,981 | ↑ 9.3% |
SUITES @ SIMS ranks in the top 17% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, SUITES @ SIMS trades 19.7% below the segment benchmark.
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Rental Market Overview
SUITES @ SIMS has recorded 120 rental transactions with monthly rents averaging $2,562/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 89 | $2,411/mo | $1,500/mo | $4,100/mo |
| 2 BR | 31 | $2,995/mo | $1,950/mo | $3,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $1,936/mo |
| 2022 | 27 | $2,359/mo |
| 2023 | 17 | $2,918/mo |
| 2024 | 28 | $2,848/mo |
| 2025 | 21 | $2,702/mo |
| 2026 | 6 | $2,833/mo |
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Investment Analysis
Based on average rents and sale prices, SUITES @ SIMS delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows SUITES @ SIMS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ SIMS
- Aljunied MRT
- Dakota MRT
- Mountbatten MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- Kong Hwa School
Nearby MRT Stations
SUITES @ SIMS is 200m from Aljunied MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 200m |
| Dakota | CC8 | Circle Line | 900m |
| Mountbatten | CC7 | Circle Line | 1.0 km |
| Paya Lebar | EW8 | East-West Line | 1.1 km |
| Paya Lebar | CC9 | Circle Line | 1.1 km |
| Mattar | DT25 | Downtown Line | 1.3 km |
| MacPherson | CC10 | Circle Line | 1.4 km |
| MacPherson | DT26 | Downtown Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of SUITES @ SIMS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 360m |
| Geylang Methodist School (Secondary) | Secondary | 490m |
| Kong Hwa School | Primary | 690m |
| One World International School (Mountbatten) | International | 700m |
| Macpherson Primary School | Primary | 1.3 km |
| Haig Girls' School | Primary | 1.4 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.6 km |
| Tanjong Katong Primary School | Primary | 1.7 km |
| Tao Nan School | Primary | 1.8 km |
| Broadrick Secondary School | Secondary | 1.9 km |
| EtonHouse International School (Broadrick) | International | 1.9 km |
| Canossa Catholic Primary School | Primary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Aljunied sits about 0.20km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 48 units, SUITES @ SIMS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Geylang Methodist School (Primary) sits about 0.36km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 16 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SUITES @ SIMS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 16 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SUITES @ SIMS?
What is the rental yield for SUITES @ SIMS?
Is SUITES @ SIMS freehold or leasehold?
How far is the nearest MRT from SUITES @ SIMS?
What is the tenure of SUITES @ SIMS?
How does SUITES @ SIMS compare to other projects in the district?
What stamp duty applies for a foreign buyer of SUITES @ SIMS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 16 transactions analysed
- Rental data: 120 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 SUITES @ SIMS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.