Sims Urban Oasis

341 filed transactions · District 14 · RCR

Median, per square foot
1,794 psf
Observed range
$1,371 — $2,272 psf
S$1,220k median price

99 yrs lease commencing from 2014 · 341 filed transactions

▼ 6.8% vs 12 months ago
S$1,220k
Median price
341
Filed transactions
50%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Sep '24 · S$2,018kAug '26 · S$1,218k

The transactions behind those figures20 of 341

Nothing modelled — these are the filed sales.

62 sqm · floor 06-10Condominium · Resale · 2026-08
S$1,260,000$1888 psf
63 sqm · floor 01-05Condominium · Resale · 2026-08
S$1,175,000$1733 psf
92 sqm · floor 16-20Condominium · Resale · 2026-08
S$2,250,000$2272 psf
45 sqm · floor 01-05Condominium · Resale · 2026-08
S$845,000$1745 psf
134 sqm · floor 06-10Condominium · Resale · 2026-07
S$2,640,000$1830 psf
76 sqm · floor 06-10Condominium · Resale · 2026-07
S$1,628,000$1990 psf
43 sqm · floor 11-15Condominium · Resale · 2026-07
S$880,000$1901 psf
62 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,190,000$1783 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+1.4%

Floors 16+ against floors 1–5, Sims Urban Oasis only. Median S$1,790 psf up top from 62 sales, S$1,765 psf low down from 80.

District 14, typical project+6.3%

Middle of 7 projects in District 14 that clear the bar — half fall between +1.4% and +8.6%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,449667
06-10S$1,698386
11-15S$1,724304
16-20S$1,790121

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Aljunied
324m
Primary schools within 1km
2
nearest 327m
Primary schools · straight-line distance
  • Geylang Methodist School (Primary)327m
  • Canossa Catholic Primary School834m
3 more between 1km and 2km
  • Kong Hwa School1.2km
  • Bendemeer Primary School1.8km
  • Cedar Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Aljunied324m
  • Mattar851m
  • Macpherson1.0km
Also nearby
  • Hawker centreSims Place Blk 49 (Sims Vista Market and Food Centre)332m
  • ParkGeylang East PK755m
  • Other schoolsGeylang Methodist School (Secondary)223m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

1project within 300m
$2,059–$2,290the middle half, per sq ft — all from one project
$2,230median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Penrose158m2026-0611-1589 sqm$2,296
Penrose158m2026-0606-1045 sqm$1,961
Penrose158m2026-0506-1044 sqm$2,027
Penrose158m2026-0511-1588 sqm$2,247
Penrose158m2026-0516-2097 sqm$2,408
Penrose158m2026-0406-1075 sqm$2,205
Penrose158m2026-0306-1045 sqm$2,003
Penrose158m2026-0306-1060 sqm$2,052
Penrose158m2026-0206-10102 sqm$2,249
Penrose158m2026-0211-1598 sqm$2,359
Penrose158m2026-0101-05109 sqm$2,164
Penrose158m2026-0116-2089 sqm$2,265

The 12 most recent are listed, out of 20 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-02-20126m276° W18 storeysProposed amendment to approved residential flat development comprising of 5 blocks of 18-storey residential flats, (to…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Sims Urban Oasis

HDB put this parcel out to tender and names Sims Urban Oasis as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched30 Dec 2013
  2. Tender closed29 Apr 20144 bids received
  3. Awarded30 Apr 2014First Changi Development Pte Ltd
  4. Winning tenderS$530,891,000S$7,404 per sq m of gross floor area · S$688 per sq ft
Parcel
Geylang S6 Sims Drive
Site area
23,900 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
71,700 sq m
Sold as
Condominium
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1First Changi Development Pte LtdS$530,891,000—
2Verwood Holdings Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd.S$502,000,000S$28,891,000 · 5.4%
3Far East Civil Engineering (Pte.) Limited, FCL Topaz Pte. Ltd. and Sekisui House, Ltd.S$447,777,000S$83,114,000 · 15.7%
4Sim Lian Land Pte LtdS$356,000,000S$174,891,000 · 32.9%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 30 Apr 2014 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Sims Urban Oasis”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,220,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,220,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$29,396
Cash in handS$808,188
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.