RPS · Resale Project Scorecard
Sims Meadows — Grade B
RPS score 6.12/10 · D14 · Eunos, Geylang, Paya Lebar · 36 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE PROPERTIES PTE LTD · TOP 2002
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.19% — below-median performance vs same-vintage peers (39th percentile of 2002-era cohort).
2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.43km). Exceptional school catchment — strong appeal for families with young children.
36 units — very small project; niche product with thin resale market.
0.54km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.
Rental yield of 3.91% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.04km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).
The verdict· Scores updated September 2026
Sims Meadows scores 6.12 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 974th of 2,357 resale condos scored in Singapore and 102nd of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Sims Meadows
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,354 psf, median price $1.38M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,408 psf | $1.50M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,299 psf | $1.26M |
| 12-month total | 2 | $1,354 psf | $1.38M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Sims Meadows: frequently asked questions
Answers generated from the scorecard data — RPS rank 974th of 2,357, scores updated September 2026.
- Is Sims Meadows a good buy in 2026?
- Sims Meadows scores 6.12/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 974th of 2,357 Singapore resale condos and 102nd of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Sims Meadows?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Sims Meadows, at a median of $1,354 psf and a median price of $1.38M (range $1,299 psf to $1,408 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sims Meadows from the nearest MRT station?
- Sims Meadows is about 540m from Paya Lebar MRT (CC9), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Sims Meadows compare with Guillemard View?
- Guillemard View is the project scored next to Sims Meadows on the District 14 ranking: 6.12 (Grade B) against Sims Meadows's 6.12 (Grade B). Sims Meadows scores higher on Rental Yield (7 vs 3) and Future Transformation (2 vs 0); Guillemard View scores higher on Project's Historical Performance (4 vs 6).
- Which primary schools are within 1km of Sims Meadows?
- 2 primary schools are within 1km of Sims Meadows: KONG HWA School, Geylang Methodist School (Primary). 2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.43km). Exceptional school catchment — strong appeal for families with young children. Sims Meadows scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Sims Meadows, and how big is the project?
- Sims Meadows is freehold, completed in 2002, has 36 units, developed by FRAGRANCE PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 36 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Sims Meadows in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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