My Manhattan
Overview & Key Facts
My Manhattan is a 99-year leasehold condominium located along Simei Street 3 in District 18. Developed by CEL-Simei Pte Ltd — a joint venture between Chip Eng Seng Corp, Heeton Holdings, and KSH Holdings — the development was completed in 2014 and comprises 301 units across 6 blocks. The 99-year lease commenced in 2004, leaving approximately 77 years remaining.
The development’s headline feature is its proximity to Simei MRT station on the East-West Line — the station is literally across the road, making this one of the most MRT-accessible condos in the eastern corridor. At an average PSF of approximately S$1,594 with a rental yield of 3.7%, My Manhattan offers a competitive entry point to east-side condo living with genuine public transport convenience.
The unit mix is broad, spanning studios (441 sqft) through 4-bedroom dual-key configurations, with the majority being 2-bedroom and 2-bedroom-plus-study layouts. This diversity, combined with the MRT proximity and eastern suburban lifestyle, attracts a mixed buyer base: 66% Singaporean, 20% PR, and 13% foreign buyers.
Location & Connectivity
My Manhattan’s location advantage is straightforward: Simei MRT station (East-West Line) is directly across the road, approximately a 1-minute walk. This is not marketing hyperbole — the station entrance is genuinely that close. Upper Changi MRT (Downtown Line) is about 1 km away, providing access to a second network. Expo MRT (East-West Line and Downtown Line interchange) is one stop east for exhibitions and events.
The eastern suburban setting provides proximity to Changi Airport and Jewel Megamall, both under 10 minutes by car. Orchard Road is reachable in approximately 20 minutes via the PIE. The immediate neighbourhood offers Eastpoint Mall (directly adjacent to Simei MRT) as the primary shopping destination, along with Simei’s cluster of HDB shops, food centres, and markets.
For daily essentials, Eastpoint Mall houses a FairPrice supermarket, food court, and basic retail. For a broader shopping experience, Tampines Mall and Tampines One are two MRT stops away, while Bedok’s extensive food and retail scene is three stops west. The neighbourhood is functional and convenient rather than aspirational — you choose Simei for the commute efficiency and eastern lifestyle, not for prestige.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | primary | Within 1 km |
| Park View Primary School | primary | Within 1 km |
| Angsana Primary School | primary | Within 1 km |
| 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 |
Facilities
My Manhattan provides standard facilities for a 301-unit development: swimming pool, BBQ area, clubhouse, function room, gymnasium, and children’s playground. The pool is described by residents as well-designed and appropriately sized. The multi-storey car park is cleverly positioned to block noise from the MRT line — a thoughtful design decision that addresses what could otherwise be a significant drawback of the ultra-close MRT proximity.
“Rarely does one find a condo that is only 1 minute walk to the MRT station. A cosy and pretty condominium with a beautifully designed facade and swimming pool. Friendly security guards and the multi-storey car park cleverly blocks the noise from MRT.”
— Resident review via SingaporeExpats
The facilities are adequate but not exceptional. There are no tennis courts, no 50-metre pool, and the gym is compact. For a development of this size and price point, the amenity offering is market-standard. The real “facility” is the MRT station across the road — any lifestyle amenity you need is accessible within minutes via public transport.
Unit Sizes & Layout
The unit mix at My Manhattan is diverse: 74 studio/1-bedroom units (441–710 sqft), 90 two-bedrooms (861–1,163 sqft), 46 two-bedroom-plus-study units (936–1,163 sqft), 48 three-bedrooms (1,076–1,442 sqft), plus 12 three-bedroom and 7 four-bedroom dual-key configurations. The dual-key units are particularly relevant for investors — they allow splitting a unit into two separate lettable spaces, maximising rental potential.
Unit sizes are reasonable for a 2014-era development — not as generous as older condos but notably more liveable than the ultra-compact new launches that emerged in the late 2010s. The facade design is attractive, and the swimming pool area has been praised for its aesthetic quality. Interior finishings are mid-market, which is appropriate given the PSF level.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 5 | $1,595 | $772,200 |
| 1 BR | 22 | $1,476 | $804,449 |
| 2 BR | 27 | $1,460 | $1,303,222 |
| 3 BR | 27 | $1,335 | $1,553,778 |
| 4 BR | 7 | $1,317 | $2,046,857 |
Pricing & Market Position
Based on 88 recorded transactions, sale prices range from $685,000 to $2,438,000, averaging $1,284,385 (~$1,601 psf).
Rents range from $2,000 to $7,000 per month across 494 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 25% (from $1,269 to $1,586 psf).
Neighbourhood Comparison
The Glades, near Tanah Merah MRT (one stop from Simei), offers a larger development with more extensive facilities and a different architectural style. At a slightly higher PSF, The Glades provides a more resort-like environment but trades away My Manhattan’s ultra-close MRT access. Waterfront Key near Bedok Reservoir offers a waterfront setting at comparable PSF, but requires bus or drive to the nearest MRT.
For buyers considering the eastern corridor more broadly, Seaside Residences near Siglap and the East Coast provides a newer option with beach proximity at a higher PSF. The fundamental comparison at My Manhattan always comes back to MRT access: very few eastern condominiums can match the 1-minute walk, and for commuters who use the East-West Line daily, this convenience has a compounding value that transcends PSF comparisons.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MY MANHATTAN | 99 yrs lease commencing from 2010 | 2014 | 301 | $1,601 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MY MANHATTAN across multiple dimensions.
What Residents Say
“Rarely does one find a condo that is only 1 minute walk to the MRT station, and in this case, Simei MRT station. The multi-storey car park cleverly blocks the noise from MRT. Long-term resident and love the location — it is the best point.”
— Resident review via SingaporeExpats
“Poor structural workmanship. Rain leaking into apartment during rainy days, causing mold and paint peels. Walls also leaking rain water despite multiple fixes. Very bad sound-proofing — can hear neighbours closing doors.”
— Resident review via PropertyGuru
“A cosy and pretty condominium with a beautifully designed facade and swimming pool. Friendly security guards. Good for investment given the MRT proximity and rental demand in the area.”
— Owner review via 99.co
Strengths & Weaknesses
- 1-minute walk to Simei MRT — among closest condo-to-MRT in Singapore
- Strong 3.7% rental yield — above average for OCR segment
- Under 10 minutes to Changi Airport and Jewel Megamall
- Diverse unit mix including dual-key configurations for investors
- Multi-storey carpark cleverly blocks MRT noise
- Attractive facade design and well-proportioned pool area
- Eastpoint Mall adjacent to MRT for daily shopping needs
- Reasonable PSF (~$1,594) for a direct-MRT-access condo
- Expo MRT interchange one stop away for events and exhibitions
- Sound-proofing concerns flagged by multiple residents
- Water ingress reported during heavy rain — structural maintenance issue
- 99-year lease from 2004 — approximately 77 years remaining
- Simei neighbourhood is functional but lacks lifestyle appeal
- No tennis courts — facilities are standard, not exceptional
- Mid-market interior finishings — may need updating
- CEL Development construction quality questioned by some residents
- Limited dining and entertainment options in immediate vicinity
- Smaller unit sizes vs older eastern condominiums
Verdict
My Manhattan delivers on a simple but effective value proposition: genuine 1-minute MRT access at approximately S$1,594 psf in the eastern corridor. The 3.7% rental yield is strong for the OCR segment, driven by consistent demand from tenants who value the East-West Line connectivity and Changi Airport proximity. For rental investors, the mathematics are straightforward and favourable.
The trade-offs are equally clear. The 77-year remaining lease is adequate but not generous — buyers with a 20+ year holding period should model the exit carefully. Structural quality concerns (sound-proofing, water ingress) have been flagged by residents and should be investigated before purchase. The Simei neighbourhood, while functional, lacks the dining and lifestyle scene of more established eastern suburbs like Katong or Bedok.
For buyers who prioritise MRT access above all else, My Manhattan is difficult to beat in the eastern corridor. The 1-minute walk to Simei MRT is a genuine daily convenience that compounds over years of commuting. For those seeking a more lifestyle-oriented eastern address, The Glades (near Tanah Merah MRT) or Waterfront Key (Bedok Reservoir area) offer alternatives with different neighbourhood characters but weaker MRT proximity.