RPS · Resale Project Scorecard
Simsville — Grade S
RPS score 7.67/10 · D14 · Eunos, Geylang, Paya Lebar · 522 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 1998
Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.52% — near-median performance within its 1998-era cohort (63th percentile).
2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.56km). Exceptional school catchment — strong appeal for families with young children.
522 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
200m from Paya Lebar Mrt Stn (CC9) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.58% — above-average income return.
99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.75km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Geylang Methodist School (Primary), KONG HWA School.
The verdict· Scores updated September 2026
Simsville scores 7.67 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 133rd of 2,357 resale condos scored in Singapore and 7th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (2/10). Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Simsville
12 months to September 2026 (Oct 2025 – Sep 2026): 21 resale transactions, median $1,466 psf, median price $1.75M. Median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,423 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,442 psf | $1.61M |
| Jan–Mar 2026 | 4 | $1,490 psf | $1.85M |
| Apr–Jun 2026 | 6 | $1,407 psf | $1.55M |
| Jul–Sep 2026 | 7 | $1,499 psf | $1.85M |
| 12-month total | 21 | $1,466 psf | $1.75M |
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.
Simsville: frequently asked questions
Answers generated from the scorecard data — RPS rank 133rd of 2,357, scores updated September 2026.
- Is Simsville a good buy in 2026?
- Simsville scores 7.67/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 133rd of 2,357 Singapore resale condos and 7th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: 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 Simsville?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 21 resale transactions at Simsville, at a median of $1,466 psf and a median price of $1.75M (range $1,358 psf to $1,632 psf). The median PSF is up 3.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,423 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Simsville from the nearest MRT station?
- Simsville is about 200m from Paya Lebar MRT (CC9), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Simsville compare with Dakota Residences?
- Dakota Residences is the project scored next to Simsville on the District 14 ranking: 7.70 (Grade S) against Simsville's 7.67 (Grade S). Simsville scores higher on Project Size (10 vs 8) and Rental Yield (6 vs 4); Dakota Residences scores higher on Tenure (5 vs 8) and Project's Historical Performance (7 vs 9).
- Which primary schools are within 1km of Simsville?
- 2 primary schools are within 1km of Simsville: Geylang Methodist School (Primary), KONG HWA School. 2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.56km). Exceptional school catchment — strong appeal for families with young children. Simsville 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 Simsville, and how big is the project?
- Simsville is 99-year leasehold, completed in 1998, has 522 units, developed by Sim Lian Group. 99YR tenure — about 67 years remaining; some long-term decay exposure but not imminent. 522 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Simsville 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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