Resale Project Scorecard
Simei Green Condo
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 1999 · 602 units
Grade B, 5.63 out of 10, the 41st highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 69 yrs
- Resales, 12 months to Oct 2026
- 14
- To Upper Changi MRT
- 260 m
Background: Pasir Ris, Tampines, not this condo. Photo credits
Simei Green Condo Score
- B
- Grade
- Score out of 10
- 5.63
- Highest score among 43 resale condos in District 18
- 41st
Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: schools, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +3.09% — below-median performance vs same-vintage peers (39th percentile of 1999-era cohort).
The district median is 7/10.
Primary School Effect20%3/10
1 primary school within 1km (Changkat Primary School, 0.52km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 8/10.
- Changkat Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
602 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%9/10
260 m from Upper Changi MRT (DT34) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 6/10.
Rental Yield10%7/10
Rental yield of 3.89% — strong income return.
The district median is 6/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 3.33km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Simei Green Condo scores 5.63
Simei Green Condo scores 5.63 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1514th of 2,350 resale condos scored in Singapore and 41st of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (1/10).
| Factor | This condoSimei Green Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 17% of district |
| Primary School Effect20% | 3/10 | 8/10 | −1.00 | 0% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 9/10 | 6/10 | +0.39 | 83% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 60% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 0% of district |
| Future Transformation6% | 1/10 | 5/10 | −0.24 | 0% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Simei Green Condo and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Simei Green Condo Prices
By unit type at Simei Green Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,249 sq ft | 1,249 sq ft | $1.06M to $1.79M | $1,107 psf | 14 |
Past transactions at Simei Green Condo
14 resales, Nov 2025 to Oct 2026 · median $1,107 psf · $1,058,000 to $1,788,888 · all 14 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Aug 2026 | 3 Simei Street 4 | 1 | #01-08083BR · Blk 3 | 3BR | 1,733 | $1,032 | $1,788,888 | Resale |
| 7 Aug 2026 | 1 Simei Street 4 | 9 | #09-07073BR · Blk 1 | 3BR | 1,195 | $1,163 | $1,390,000 | Resale |
| 2 Jun 2026 | 3 Simei Street 4 | 11 | #11-02023BR · Blk 3 | 3BR | 1,701 | $1,035 | $1,760,000 | Resale |
| 2 Jun 2026 | 15 Simei Street 4 | 2 | #02-06063BR · Blk 15 | 3BR | 969 | $1,092 | $1,058,000 | Resale |
| 28 May 2026 | 1 Simei Street 4 | 6 | #06-05053BR · Blk 1 | 3BR | 1,249 | $1,097 | $1,370,000 | Resale |
| 6 May 2026 | 11 Simei Street 4 | 10 | #10-03033BR · Blk 11 | 3BR | 969 | $1,175 | $1,138,000 | Resale |
| 14 Apr 2026 | 3 Simei Street 4 | 5 | #05-04043BR · Blk 3 | 3BR | 1,249 | $1,032 | $1,288,888 | Resale |
| 9 Apr 2026 | 1 Simei Street 4 | 9 | #09-03033BR · Blk 1 | 3BR | 969 | $1,115 | $1,080,000 | Resale |
| 30 Mar 2026 | 11 Simei Street 4 | 3 | #03-05053BR · Blk 11 | 3BR | 1,249 | $1,129 | $1,410,000 | Resale |
| 9 Mar 2026 | 9 Simei Street 4 | 4 | #04-07073BR · Blk 9 | 3BR | 1,195 | $1,197 | $1,430,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | — | — | $1,455 psf |
| Dec 2025 | 1 | — | $1,496 psf |
| Jan 2026 | 1 | — | $1,458 psf |
| Feb 2026 | 2 | $1,086 psf | $1,420 psf |
| Mar 2026 | 2 | $1,163 psf | $1,467 psf |
| Apr 2026 | 2 | $1,074 psf | $1,519 psf |
| May 2026 | 2 | $1,136 psf | $1,466 psf |
| Jun 2026 | 2 | $1,064 psf | $1,495 psf |
| Jul 2026 | — | — | $1,457 psf |
| Aug 2026 | 2 | $1,098 psf | $1,482 psf |
| Sep 2026 | — | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.4% a year, ranked 28 of 41 in D18 and 342 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Simei Green Condo Rent
- Median rent a month
- $4,100
- Gross yield
- 3.5%
- Rental contracts
- 84
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $4,100 | $3,990 to $4,300 | 3.5% | 84 |
Rental contracts at Simei Green Condo
84 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,300 to $5,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,600 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,700 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,600 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Simei Green Condo By stack
- Highest, stack 03
- $1,078 psf
- Lowest, stack 04
- $941 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $944 psf | 1,378 sq ft | Levels 6 to 11 | 6 |
| 02 | $1,032 psf | 1,195 sq ft | Levels 1 to 11 | 12 |
| 03 | $1,078 psf | 969 sq ft | Levels 2 to 10 | 18 |
| 04 | $941 psf | 1,249 sq ft | Levels 1 to 10 | 10 |
| 05 | $981 psf | 1,249 sq ft | Levels 2 to 10 | 10 |
| 06 | $1,027 psf | 969 sq ft | Levels 1 to 9 | 11 |
| 07 | $1,032 psf | 1,195 sq ft | Levels 1 to 10 | 11 |
| 08 | $1,069 psf | 1,356 sq ft | Levels 1 to 8 | 9 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Simei Green Condo Notes
How these numbers are worked out
- Grade B places Simei Green Condo in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,107 psf at Simei Green Condo against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,080 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 14 resale caveats at Simei Green Condo ranged from $1,017 psf to $1,197 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1999, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Upper Changi MRT (DT34), 260 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Simei Green Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.