Sims Green
Overview & Key Facts
Sims Green is a 108-unit leasehold condominium at Lorong 27A Geylang in District 14 (Rest of Central Region), developed by Hoi Hup S.C. Development and completed in 2004 on a 99-year lease commencing from 2001. At just 108 units, it is one of the smaller residential developments in the Aljunied–Geylang corridor — a boutique footprint that translates to lower density, a quieter compound, and a more manageable monthly maintenance quantum. The development has quietly aged into a reliable performer in a precinct that continues to urbanise around it.
The transaction record shows 22 sales at an average PSF of $1,081 and an average price of $1,289,727, with a median of $1,225,000. The PSF trajectory over recent years — $890 → $969 → $955 → $1,164 → $1,098 — reflects a market that has moved off its base and consolidated above the $1,000 mark, with the $1,164 reading in year three suggesting the development is capable of meaningful step-changes when market sentiment aligns. At $1,081 PSF, Sims Green trades at roughly half the PSF of newer District 14 launches, positioning it firmly as the deep-value income play in the precinct.
The ShiokNest score of 62/100 reflects a development whose strengths are concentrated in connectivity and yield rather than facilities or lease runway. Walkability of 90/100 is exceptional by any measure — few condominiums in Singapore achieve this score — and investment score of 57/100 is reasonable for a 74-year leasehold asset. The Geylang address will polarise buyers: those who approach it pragmatically find a highly connected, well-served urban address; those who apply a social stigma filter will look elsewhere regardless of the numbers. For buyers who engage with the data rather than the prejudice, Sims Green offers a rare combination of yield, walkability, and entry price that is difficult to replicate in the RCR.
The profitability score is recorded as N/A, which most likely reflects insufficient transaction density for statistical computation rather than a negative signal. With only 22 resale transactions across the development’s history, the dataset is thin — a function of the boutique 108-unit scale and relatively low turnover rate. This does not imply poor capital performance; it simply means the data is not yet sufficient for ShiokNest’s profitability model to generate a reliable output.
Location & Connectivity
Lorong 27A Geylang places Sims Green in the heart of one of Singapore’s most genuinely urban residential addresses. The development’s defining locational advantage is Aljunied MRT (EWL) at just 290 metres — a comfortable 4-minute walk that gives residents doorstep access to the East-West Line for direct, no-transfer journeys to Raffles Place, City Hall, Jurong East, and Changi Airport. This proximity to a major interchange-adjacent station is the single biggest driver of Sims Green’s 90/100 walkability score and its sustained rental demand from working professionals.
The immediate neighbourhood is Geylang — and that requires honesty. Geylang is Singapore’s most complex urban address: a 24-hour city within a city, simultaneously the home of Singapore’s most celebrated hawker food, its most vibrant wet markets, its Ramadan bazaar, its durian stalls, and its red-light district. For residents who engage with it on its own terms, it is an exceptionally rich urban environment. For residents who prefer a sanitised residential precinct, it will feel uncomfortable. Lorong 27A specifically is a quieter residential pocket removed from the more active lorongs further west; the immediate street environment is functional and residential rather than entertainment-oriented. Prospective buyers should walk the area at different times of day before committing.
The school landscape is genuinely impressive for a 108-unit development. Geylang Methodist Primary School at 260 metres is effectively on the doorstep — the closest primary school to any development in this part of District 14 — and Geylang Methodist Secondary at 400 metres extends the school zone benefit to secondary level. Kong Hwa School at 640 metres and One World International School (Mountbatten) at 640 metres add further options. For families with young children, the 260-metre proximity to a popular primary school is a material advantage that drives genuine owner-occupier demand alongside the investor base.
Urban amenities are abundant. The Geylang wet market and food centre complex off Sims Avenue is walkable, as are the legendary 24-hour zi char restaurants and durian stalls of Geylang Road. Paya Lebar Quarter mall and Kinex (formerly OneKM) provide modern retail and dining within a short MRT ride. The Kallang Park Connector and Geylang Park Connector provide cycling and jogging routes. For daily errands, groceries, food, and transport, Sims Green residents operate in one of Singapore’s most complete urban ecosystems — which is precisely what the 90/100 walkability score is measuring.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Haig Girls' School | primary | ~1.3 km |
| Macpherson Primary School | primary | ~1.4 km |
| Tanjong Katong Primary School | primary | ~1.7 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.7 km |
Facilities
At 108 units with a 2004 vintage, Sims Green offers a compact but functional facility suite typical of early 2000s boutique developments. The centrepiece is a swimming pool that serves a small resident community — crowding is rarely a concern at this density — alongside a gymnasium and the standard communal spaces of a development from this era. The facilities are not the reason to buy Sims Green; the location, the yield, and the entry price are. But they are adequate for residents whose primary amenity is the urban fabric surrounding the development rather than on-site leisure infrastructure.
“I’ve been renting here for two years. The pool is never busy, the gym has what you need for a basic workout, and the management keeps things clean. But honestly, I chose this place because of the MRT access — I’m at Raffles Place in 12 minutes. The Geylang food scene is a daily bonus. The building is older but well-maintained. No complaints.”
— Tenant, one-bedroom, 2023 (PropertyGuru)
The maintenance and upkeep of common areas in a small 108-unit development depends heavily on MCST governance and the sinking fund position. Small condominiums can either be very well-run (where the resident community is cohesive and engaged) or under-maintained (where the per-unit levy does not generate sufficient reserves for major capital works). Prospective buyers should request the MCST financial statements and sinking fund balance before committing — at a 20-year-old development, roof, waterproofing, and lift replacement cycles are approaching. The development’s relatively high rental turnover means owner-occupiers should be prepared to take an active role in MCST governance if they wish to protect the asset.
Unit Sizes & Layout
With 108 units on a 99-year lease from 2001, Sims Green offers city-fringe entry at $1,081 PSF average — approximately half the PSF of Parc Esta ($2,182) and Penrose ($1,927), and 18% below EuHabitat ($1,325), the nearest comparable in the Lorong 27 corridor. At a median sale price of $1,225,000, buyers are acquiring a RCR address with Aljunied EWL doorstep access at a quantum that is meaningfully accessible relative to newer launches. The typical unit at Sims Green runs approximately 1,050–1,200 sqft for two- and three-bedroom configurations, reflecting the slightly more generous spatial standards of early 2000s design before the PSF-driven compression of later developments.
At $1,081 PSF, Sims Green occupies a genuine value position in the D14 landscape. The deep discount to new launches reflects the combination of age (2004 vintage), lease position (74 years remaining), and the Geylang address. For buyers comfortable with these factors, the entry PSF translates to monthly rental yields that are structurally superior to newer, higher-PSF alternatives: at $4,600 median monthly rent, the 4.51% gross yield is achievable precisely because the acquisition cost is low. Trying to replicate this yield at Parc Esta’s $2,182 PSF would require monthly rents of approximately $8,200 for a comparable return — a figure the market does not support. The value case for Sims Green rests on buying cheap enough that the income returns are compelling regardless of capital appreciation.
Stack and floor selection matter at a development of this age and scale. Higher floors will command better views and natural ventilation; units facing away from the more active Geylang lorongs will deliver quieter living conditions. At 108 units, the resale market is thin — unit availability is infrequent, and buyers may need to move quickly when the right unit appears. The low transaction volume (22 recorded sales) makes individual transaction analysis more important than statistical averaging: each sale carries more weight in a thin market, and anomalous transactions can distort the PSF picture significantly.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $1,038 | $1,253,415 |
| 4 BR | 1 | $667 | $1,170,000 |
| 5 BR | 3 | $769 | $1,610,000 |
Pricing & Market Position
Based on 23 recorded transactions, sale prices range from $1,090,000 to $1,850,000, averaging $1,296,299 (~$1,168 psf).
Rents range from $3,000 to $7,050 per month across 94 rental transactions. Current rental yield sits at approximately 4.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.7% (from $890 to $1,164 psf).
Neighbourhood Comparison
Sims Green ($1,081 PSF, 99-year from 2001, 74 years remaining) occupies the deep-value end of the District 14 leasehold spectrum. The most instructive comparison is with Parc Esta ($2,182 PSF, 99-year from 2018), the 1,399-unit MCL Land mega-development near Eunos MRT. Parc Esta offers newer construction, resort-scale facilities, a 17-year lease advantage, and greater development prestige — but at exactly double the PSF of Sims Green. The yield arithmetic is stark: Sims Green delivers 4.51% gross on $1,081 PSF; generating equivalent returns at Parc Esta’s PSF would require monthly rents the market simply does not support. Yield-focused investors must choose between the asset quality of Parc Esta and the income performance of Sims Green — they cannot have both at current market pricing.
EuHabitat ($1,325 PSF, 99-year from 2010) is the closest comparable in the Lorong 27 corridor: a 697-unit development by Far East Organization with a 9-year lease advantage and larger-scale facilities. At 23% above Sims Green on PSF, EuHabitat offers a more polished product with better facilities and a less compressed lease position — the natural upgrade step for buyers who want to remain in the micro-location but at improved quality. Sims Urban Oasis ($1,758 PSF, 99-year from 2014, 1,024 units) near Aljunied MRT is the mid-tier alternative: 63% above Sims Green on PSF, with 13 more years of lease and substantially better facilities. The premium is real but so is the gap in yield performance. For the buyer whose primary objective is maximising income return on a D14 city-fringe acquisition, Sims Green at $1,081 PSF remains the strongest performer in its competitive set — the cost of entry is the asset.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SIMS GREEN | 99 yrs lease commencing from 2001 | 2004 | 108 | $1,168 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
Lease Decay Analysis
The 99-year lease runs from 2001, meaning approximately 25 years have already been consumed. Roughly 74 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~74 years | Full bank financing available |
| 2031 | ~69 years | CPF usage still unrestricted for most buyers |
| 2040 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2060 | ~39 years | Significant financing restrictions for next buyer |
| 2100 | 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 ~64 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SIMS GREEN across multiple dimensions.
What Residents Say
“I own a unit here for rental investment. Tenant turnover has been minimal — my current tenants have been here for three years and just renewed again. The location is the sell: Aljunied MRT is genuinely a 4-minute walk, and the expats I rent to care about nothing more than MRT access and reasonable rent. The yield is the best in my portfolio. Yes, it’s Geylang — but the actual street I’m on is quiet and residential. I would buy another unit here if one came up.”
— Investor-owner, two-bedroom, since 2018 (EdgeProp)
“We moved here because of the school — Geylang Methodist Primary is literally a 3-minute walk from our front door. Our kids have been going there for two years and the commute is completely stress-free, even on a rainy day. The apartment is older but spacious compared to newer launches. The Geylang food scene is honestly a perk — we eat out several nights a week at places we never would have discovered otherwise. The neighbourhood is different but we’ve come to appreciate it.”
— Owner-occupier, three-bedroom, since 2021 (99.co)
“Good location, okay facilities, older building. I’m a tenant here for work reasons — my office is at Paya Lebar and the commute is under 15 minutes door to desk. The building is clean and managed adequately. My main gripe is the lift — it’s slow for a small building. But the rent is fair for what you get and I’ve renewed twice. Would not want to live somewhere I have to rely on a feeder bus to reach the MRT.”
— Tenant, one-bedroom, 2024 (PropertyGuru)
Strengths & Weaknesses
- 4.51% gross yield — one of D14's highest, backed by 93 rental transactions and proven market demand
- Aljunied MRT (EWL) at 290 metres — genuine doorstep access with a 4-minute walk to City Hall and Raffles Place-bound trains
- Walkability 90/100 — exceptional urban connectivity score reflecting the density of amenities and transport within walking distance
- Geylang Methodist Primary at 260 metres — closest primary school to any RCR development in this micro-location
- Entry PSF of $1,081 — approximately half the cost of new D14 launches, creating the cost basis that makes the yield work
- Three MRT lines accessible within 1.1 km — EWL at Aljunied, CCL at Dakota and Mountbatten, NEL + EWL interchange at Paya Lebar
- Boutique 108-unit scale — low density means pool and gym are rarely crowded, quieter compound living
- 24-hour urban neighbourhood — Geylang hawker centres, wet markets, food stalls, and daily services all within walking distance
- Median sale price $1,225,000 — one of the most accessible quantum entry points for RCR city-fringe ownership
- Geylang address stigma — persistent perception discount narrows the resale buyer pool regardless of fundamentals
- 74-year lease with critical milestones: CPF restrictions tighten in ~14 years (below 60yr), eliminated in ~34 years (below 40yr)
- Profitability N/A — insufficient transaction data for statistical modelling; capital gains history is not clearly established
- 108-unit scale means thin resale market — infrequent availability, fewer comparable transactions to benchmark pricing
- 2004 vintage — common areas, lifts, and facilities are over 20 years old; sinking fund health is a key due-diligence item
- Limited on-site facilities — pool and gym only; no tennis court, function rooms, or resort-scale amenities
- Only 22 recorded resale sales — low transaction volume makes PSF trend analysis statistically fragile
- Geylang neighbourhood noise and activity levels vary significantly by time of day; prospective buyers must visit at night
- Investment score 57/100 — adequate but not exceptional; lease position limits the score ceiling relative to newer assets
Verdict
Sims Green is a development for a specific, well-defined buyer: the yield-focused investor who is comfortable with Geylang, understands the lease trajectory, and is buying for income rather than speculative capital gain. For that buyer, the proposition is genuinely compelling. A 4.51% gross yield in the RCR, backed by 93 rental transactions and driven by 290-metre Aljunied EWL proximity, is rare. The 90/100 walkability score translates to a daily lived reality of exceptional convenience that sustains rental demand from the working professionals and expats who dominate the tenant pool in this precinct. The entry PSF of $1,081 creates the cost basis that makes the yield arithmetic work — you cannot replicate this return at newer launches without accepting sub-3% yields.
The case for owner-occupiers is narrower but real. Geylang Methodist Primary at 260 metres is a genuine school-proximity advantage that few RCR condominiums can match. The 24-hour urban energy of Geylang suits residents who value authentic Singapore neighbourhood character over manicured estate living. And for working professionals who commute daily, the 4-minute walk to Aljunied EWL makes the daily logistics of work-life seamless in a way that translates directly into quality of life. The development will not suit buyers who want resort-scale facilities, a pristine neighbourhood address, or an asset to hold across generational timelines. But for those whose priorities align with what Sims Green actually delivers, it is a quietly excellent performer.
The profitability score N/A reflects data scarcity rather than data failure. With only 22 resale transactions across two decades, statistically reliable profitability modelling is not feasible. Investors should conduct their own holding-period return analysis using the available PSF trajectory ($890 at entry, $1,081 currently) against their specific acquisition cost and expected rental income stream. On that basis, the development has delivered respectable, if not spectacular, total returns for buyers who held through the recent RCR appreciation cycle.