Sims Urban Oasis
Sims Urban Oasis is a 99-year leasehold condominium located in District 14 (Geylang, Eunos), part of the Rest of Central Region (RCR). The development was completed in 2020 and comprises 1024 units, on a lease that commenced in 2014. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
Sims Urban Oasis is a 1,024-unit mega-development on Sims Drive in District 14, completed in 2017 by GuocoLand. With 7 towers spanning a substantial site in the Geylang-Aljunied corridor, this was one of the largest new launches of its era — and it has matured into one of the RCR’s most consistent performers. An average PSF of $1,940, average price of $1.29 million, and a gross rental yield of 3.37% make it a perennial favourite among both owner-occupiers seeking city-fringe convenience and investors chasing reliable rental income.
Aljunied MRT on the East-West Line is just 350 metres away, giving residents a straight-line commute to Paya Lebar (one stop), Raffles Place (four stops), and Changi Airport (six stops). The proximity to the rapidly maturing Paya Lebar Central commercial hub — home to Paya Lebar Quarter, SingPost Centre, and a growing cluster of corporate tenants — underpins Sims Urban Oasis’s rental appeal. Corporate relocatees and young professionals working in the Paya Lebar office corridor form a consistent tenant pool.
At 87 years of remaining lease, Sims Urban Oasis sits in a tenure sweet spot: young enough to avoid meaningful lease decay concerns, yet old enough to have a proven transaction and rental history. The development trades at a meaningful discount to newer neighbours like Parc Esta ($2,177 PSF) and Penrose ($1,926 PSF), making it the value option in a corridor where every address competes for the same tenant base.
Location & Connectivity
Sims Urban Oasis occupies a city-fringe position along Sims Drive, at the intersection of Geylang’s vibrant food culture and Aljunied’s residential convenience. Aljunied MRT (EW9, East-West Line) is 350 metres from the development — a comfortable 4-5 minute walk. Mattar MRT (DT25, Downtown Line) is approximately 800 metres, providing dual-line access that enhances connectivity without a transfer. From Aljunied, Paya Lebar interchange is one stop away, and the CBD is reachable in under 20 minutes.
Paya Lebar Quarter (PLQ) and SingPost Centre have transformed the area from a traditional shophouse precinct into a decentralised business hub. Major corporate tenants including Grab, Ernst & Young, and various tech firms have established offices here. This commercial density, just one MRT stop from Sims Urban Oasis, creates a deep and consistent tenant pool that supports the development’s 3.37% gross yield — among the highest in the RCR corridor.
The walkability score of 78/100 reflects genuinely convenient urban living. Geylang’s food scene — famous for its frog porridge, durian stalls, and 24-hour eateries — is within walking distance. Lor 29 and Lor 31 serve some of the most celebrated hawker fare in Singapore. For groceries, Sheng Siong and FairPrice outlets are within a 10-minute walk. City Plaza (800m) offers budget retail, and Paya Lebar Quarter’s premium retail and dining precinct is one MRT stop away.
Schools include Geylang Methodist Primary (900m) and Macpherson Primary (1.0 km), both within or near the 1 km priority band. Kong Hwa School and Tanjong Katong Primary are slightly further. For healthcare, Aljunied’s medical clinics and the broader Paya Lebar medical corridor are easily accessible. The PIE provides expressway connectivity, though the on-ramp can generate noise for west-facing stacks.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Macpherson Primary School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | ~1.0 km |
| Kong Hwa School | primary | ~1.1 km |
| One World International School (Mountbatten) | international | ~1.2 km |
| Olympiad International School | international | ~1.3 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.4 km |
| Haig Girls' School | primary | ~1.9 km |
Facilities
As a 1,024-unit mega-development, Sims Urban Oasis benefits from a facility spread that smaller condos cannot replicate. The development features four swimming pools (including two 50-metre lap pools), outdoor fitness areas, a fully equipped gymnasium, playgrounds, jogging trails, BBQ pavilions, function rooms, and a rooftop sky park. The extensive grounds offer over 200,000 sq ft of communal space, providing residents with variety and room to breathe — a meaningful consideration given the development’s high unit count. The sky park on the upper levels of the taller towers offers panoramic views and serves as a social hub for evening gatherings.
“The pools are the highlight — four pools for 1,024 units means they’re rarely overcrowded, even on weekends. The 50m lap pool is excellent for serious swimmers. The gym is a bit dated now compared to newer launches but functional. The rooftop sky park is where we host friends — great views toward the city skyline.”
— Resident since 2018, Stacked Homes review, 2024
Unit Sizes & Layout
Sims Urban Oasis offers a wide unit mix from 1-Bedroom (474 sq ft) to 5-Bedroom (1,615 sq ft), with a notable feature: dual-key units in the 2-Bedroom configuration (approximately 30 units). Dual-key layouts allow owners to occupy one portion and rent out the studio wing, or rent both halves for maximised yield — a configuration that has proven popular in this investment-heavy market. The 1-Bedroom and 2-Bedroom units make up the majority of the mix, reflecting the development’s strong investor orientation.
As a high-density development with a 3.0 plot ratio, units at Sims Urban Oasis are compact by landed or older-condo standards. Long corridors shared between 10+ households on each floor have drawn comparisons to HDB common corridors. Noise insulation between units has also been flagged by some residents. Buyers should physically inspect units to assess whether the density trade-off is acceptable for their lifestyle.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 102 | $1,783 | $799,969 |
| 1 BR | 116 | $1,727 | $1,123,587 |
| 2 BR | 37 | $1,687 | $1,303,697 |
| 3 BR | 112 | $1,826 | $1,855,236 |
| 4 BR | 7 | $1,663 | $2,622,286 |
| 5 BR | 1 | $1,499 | $3,050,000 |
Pricing & Market Position
Across 375 recorded transactions (all-time), sale prices range from $660,000 to $3,050,000, averaging $1,304,966.
Over the last 12 months, transactions averaged $1,940 psf.
Rents range from $1,800 to $8,500 per month across 1,638 rental transactions. Current rental yield sits at approximately 3.3%.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SIMS URBAN OASIS typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,915/mo | $1,123,587 | 3.11% | $259/mo |
| 2 BR | $3,595/mo | $1,303,697 | 3.31% | $276/mo |
| 3 BR | $4,995/mo | $1,855,236 | 3.23% | $269/mo |
| 4 BR | $6,150/mo | $2,622,286 | 2.81% | $235/mo |
| 5 BR | $7,300/mo | $3,050,000 | 2.87% | $239/mo |
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Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 24.6% (from $1,579 to $1,968 psf).
SIMS URBAN OASIS prices sit at a fresh series high after a 3.1% gain on the prior period, now 24.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 14 reads 119.9 as of June 2026 — down 6.9% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
In the Aljunied-Paya Lebar corridor, Sims Urban Oasis competes with several condos at varying price points. Parc Esta ($2,177 PSF, 1,399 units), the MCL Land mega-development at Eunos MRT, commands a 12% premium with newer facilities and closer MRT access, but a lower rental yield. Penrose ($1,926 PSF, 566 units), CDL’s development on Sims Drive, is a near-direct neighbour with comparable PSF but fewer facilities and smaller scale. The Antares ($1,833 PSF, 265 units) near Mattar MRT offers a lower entry point but significantly fewer facilities.
Sims Urban Oasis’s advantage is its combination of mega-development facility scale, dual MRT proximity (Aljunied 350m, Mattar 800m), and the lowest PSF in the cluster. The trade-off is a 2017 completion date and 87-year lease versus 95+ years at the newer launches. For yield-focused buyers, Sims Urban Oasis’s 3.37% gross yield comfortably outperforms Parc Esta (~2.8%) and matches or beats most alternatives in the corridor.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,940 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,188 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,933 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,331 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,835 |
| URBAN TREASURES | Freehold | 2021 | 237 | $1,997 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | 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 ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SIMS URBAN OASIS across multiple dimensions.
What Residents Say
“I’ve rented out my 2-bedder dual-key for a combined $4,200 a month — both sides occupied. The location sells itself: Aljunied MRT is 4 minutes away and Paya Lebar Quarter is one stop. Tenants are mostly young professionals working at PLQ. Vacancy has never been more than 2 weeks between tenants.”
— Investor-owner, PropertyGuru forum, 2024
“We live in a 3-bedder with two kids. The location is unbeatable for the price — Geylang food is at our doorstep, the MRT is a short walk, and the kids love the pools. The honest downside is the corridor feels like an HDB and you can hear your neighbours. It’s not luxury living but it’s excellent value.”
— Owner-occupier family, Stacked Homes, 2024
“Bought at launch in 2015 at about $1,355 PSF, now transacting around $1,940. That’s 43% appreciation in 9 years with rental income along the way. Sims Urban Oasis won’t win design awards, but it makes money quietly. The 87-year lease is the only thing I monitor — still comfortable for now.”
— Early buyer, PLB Insights commentary, 2025
Strengths & Weaknesses
- Strong rental yield of 3.37% — among the highest in the RCR corridor, underpinned by Paya Lebar Central tenant pool
- Aljunied MRT just 350m away (4-5 min walk) with Mattar MRT 800m for dual-line access
- Affordable entry at $1,940 PSF and $1.29M average price — lowest in the Aljunied-Paya Lebar cluster
- Mega-development scale: 4 pools including two 50m lap pools, sky park, extensive communal grounds
- Dual-key 2-bedroom units available — maximise rental yield or owner-occupy with income
- Walkability score of 78/100 — Geylang food scene, groceries, and daily needs all within walking distance
- One MRT stop from Paya Lebar interchange (EWL + CCL) and the PLQ commercial hub
- Proven 43% price appreciation from 2015 to 2025 with consistent rental track record
- Investment score of 76/100 — strong fundamentals across yield, liquidity, and location metrics
- 87 years remaining on lease — comfortable now but will increasingly factor into buyer psychology and financing
- High-density 1,024-unit development — long shared corridors with HDB-like feel and noise transfer between units
- Compact unit sizes due to 3.0 plot ratio — not suitable for buyers accustomed to spacious layouts
- PIE highway proximity generates traffic noise for west-facing stacks, audible at night
- Geylang address carries social stigma with some buyer segments despite gentrification progress
- Gym and common facilities showing wear after 8 years — maintenance cost trajectory is worth monitoring
- Entry and exit congestion during peak hours due to 1,024 units sharing limited vehicle access points
Who This Actually Suits
This is a strong match for mrt-walkable commuters, cbd walking distance, yield-focused investors and first-time hdb upgraders. Located ~349m from Aljunied MRT, this property is a comfortable daily walk for transit commuters.
long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
Verdict
Sims Urban Oasis is a workhorse investment with genuine owner-occupier appeal. At $1,940 PSF and an average quantum of $1.29 million, it offers one of the lowest entry points into the RCR corridor between Paya Lebar and Aljunied — a location with strong fundamentals that are still appreciating. The 3.37% gross rental yield outperforms most of its neighbours and is underpinned by the Paya Lebar Central employment hub, a deep expat tenant pool, and excellent MRT connectivity.
The 87 years of remaining lease is a consideration that bears mentioning. While 87 years is comfortable for most financing and CPF purposes, it does mean Sims Urban Oasis is entering the phase where lease tenure begins to factor into buyer psychology. Banks will finance up to 75% LTV for buyers under 50, but as the lease ticks below 80 years over the next cycle, the financing picture may tighten slightly. This is not an immediate concern, but it separates Sims Urban Oasis from newer 99-year launches with 95+ years remaining.
For investors seeking proven rental yield in a city-fringe location with MRT proximity, Sims Urban Oasis remains one of the best value propositions in District 14. For owner-occupiers, it offers urban convenience at a palatable quantum — but the high density, compact units, and corridor layout are trade-offs that must be experienced in person before committing.
HDB Alternatives Nearby
Weighing SIMS URBAN OASIS against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (150m away), an upgrader gap of about $550,000
- Kallang/whampoa — 4-room average $882,887 (800m away), an upgrader gap of about $400,000
- Toa Payoh — 4-room average $929,793 (1.6 km away), an upgrader gap of about $400,000
Sources & References
Frequently Asked Questions
What is the rental yield at Sims Urban Oasis?
How old is Sims Urban Oasis and how much lease is left?
What are dual-key units at Sims Urban Oasis?
Is the Geylang location a concern?
How does Sims Urban Oasis compare to Penrose?
Is PIE noise a problem?
Latest recorded data point: Jul 2026 · 375 records analysed · Source: URA private-sale caveats