Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$640K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$640K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$128K on this acquisition.
Located 8 min (670 m) from DT34 Upper Changi MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

155 Simei Road: Established HDB Living in the Simei Precinct

155 Simei Road represents a well-established residential development in the heart of Singapore's East region, offering practical accommodation for families and investors seeking reliable neighbourhood fundamentals. Situated in the Simei planning area, this HDB project has developed into a mature community characterised by stable residential appeal and convenient access to everyday essentials. The development comprises units ranging from multi-bedroom configurations, with pricing starting from S$640,000, making it an accessible option for various buyer profiles within the HDB market segment.

The neighbourhood surrounding 155 Simei Road benefits from strong East Coast connectivity and a residential character that appeals broadly to upgrading families and long-term investors alike. The area has established itself over decades as a dependable choice for those prioritising neighbourhood stability, practical amenities, and straightforward transport access without premium pricing pressure. This positioning makes the development relevant both for owner-occupiers seeking a solid family home and for investors building property portfolios within the HDB market.

Transport Accessibility and Proximity to Upper Changi MRT

One of the key strengths of 155 Simei Road is its proximity to Upper Changi MRT station, situated approximately 670 metres away—a comfortable 8-minute walk for most commuters. This direct walking distance to the Downtown Line ensures residents benefit from seamless connectivity to the wider Singapore rail network without relying on feeder buses or private transport for daily commutes. The Upper Changi station serves as an important interchange point for travellers heading towards the CBD, east coast employment zones, and key cultural and recreational destinations across the island.

The convenience of nearby MRT access has historically supported steady demand for properties in this catchment, as residents can easily navigate to workplaces, educational institutions, and leisure facilities across Singapore. For families with working adults commuting to the city centre or the eastern corridors, this location eliminates lengthy commute times and provides flexibility for work schedules. The stable infrastructure surrounding Upper Changi MRT has also encouraged consistent capital appreciation patterns within the broader East region, suggesting that proximity to this station supports long-term value retention for residents.

Housing Typology and Unit Configurations

155 Simei Road accommodates a range of unit types typical of mature HDB neighbourhoods in the East, with multi-bedroom configurations designed to serve family-oriented residents. The development includes 3-bedroom units spanning approximately 1,119 square feet, providing practical floor plates that balance living space with affordability. These configurations have proven popular across the HDB market, as they offer sufficient room for growing families whilst maintaining manageable maintenance costs and property tax obligations typical of developments at this price point.

The unit sizes and room counts reflect thoughtful design for the East Coast market, where family formation and multi-generational living remain common patterns. Buyers exploring 155 Simei Road will find that the internal layouts support flexible living arrangements, making units suitable for both young families and established households seeking downsizing options. The consistency of configurations across the development ensures that resale and rental prospects remain straightforward, as potential tenants and future buyers will be familiar with comparable unit types in the same location.

Pricing Context and Investment Fundamentals

Current pricing at 155 Simei Road begins from S$640,000, positioning the development competitively within the East region's HDB market segment. This price point reflects established neighbourhood credentials, stable transport access, and the maturity of the local community infrastructure. For investors considering this development, the pricing relative to neighbouring units and competing HDB stock in the Simei and East Changi areas suggests reasonable entry-level opportunities without premium location surcharges that might impede rental or resale velocity.

The development attracts a balanced mix of owner-occupiers and property investors, with the latter drawn by the potential for rental income from families seeking stable East Coast neighbourhoods outside the prime district zones. HDB flats at this price point typically service a rental market of young families, civil servants, and professionals seeking affordable long-term housing without the complexity or premium costs of private residential leasing. The Simei precinct has cultivated consistent demand across both sales and rental channels, suggesting that 155 Simei Road will likely maintain relevance within property portfolios focused on stable, non-speculative returns.

Neighbourhood Character and Local Infrastructure

The Simei area has evolved into a self-contained residential precinct with comprehensive neighbourhood facilities that support daily living without requiring extensive travel. Residents of 155 Simei Road benefit from proximity to local shopping facilities, food courts, health services, and educational institutions catering to families with children of all ages. The established nature of this neighbourhood means that essential services and convenience amenities are within walking or short bus distances, reducing reliance on private transport for routine errands.

Community facilities typical of mature HDB precincts enhance the residential appeal of 155 Simei Road, with residents enjoying access to public libraries, sports facilities, and community centres that foster neighbourhood cohesion. Schools serving the East Changi zone are established and well-regarded, making this location attractive for families with school-age children seeking quality primary and secondary education options. The combination of accessible education, healthcare, and recreational facilities positions the development favourably within the broader East region's residential hierarchy.

Buyer Suitability and Investment Profiles

155 Simei Road appeals to multiple buyer segments within Singapore's residential market. First-time homebuyers entering the property market often gravitate towards established HDB developments in East region locations, where entry-level pricing and proven neighbourhood stability reduce purchase anxiety and support long-term confidence in their investment. For upgraders transitioning from smaller units or rental accommodation, the multi-bedroom configurations and accessible pricing make this development a logical next step in their residential progression.

Property investors building rental portfolios find value in 155 Simei Road's combination of affordable entry cost, consistent rental demand from East Coast commuters, and straightforward tenant turnover patterns typical of HDB stock. The development's maturity and established community character suggest lower vacancy risk compared to newer launches in emerging areas, whilst the proximity to Upper Changi MRT supports rental appeal for professionals seeking convenient city access. Investors seeking non-speculative, steady-income properties often favour this development profile over high-growth alternatives with greater price volatility and uncertain future demand patterns.

Market Positioning Within the East Region

Within Singapore's broader residential hierarchy, 155 Simei Road occupies a stable position as an accessible, mature HDB development serving East Coast families and investors prioritising practical value over aspirational lifestyle branding. The development competes within a well-established market segment where pricing, location, and neighbourhood credentials drive purchase decisions more than architectural novelty or developer prestige. This positioning suggests sustained demand from buyer segments less focused on premium finishes or luxury amenities, but rather on reliable neighbourhood fundamentals and transport convenience.

The East region's overall resilience as a residential destination has supported stable property values across HDB developments, with consistent inflow of upgrading families and investors throughout economic cycles. 155 Simei Road benefits from this regional stability whilst avoiding the premium pricing pressures that affect prime-location developments in the CBD or central regions. For buyers seeking genuine value within established neighbourhoods rather than aspirational appreciation potential, this development represents a grounded, practical choice aligned with fundamental demand drivers.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 155 Simei Road?

HDB flats at 155 Simei Road, priced from S$640,000, typically generate rental yields of 2.5–3.5% annually, depending on unit configuration and prevailing market rental rates for East Coast HDB stock. A 3-bedroom unit at this price point would command monthly rental of approximately S$2,100–S$2,600 in the current Simei market, translating to annual gross yields within that range. However, investors must account for property tax, maintenance contributions, and potential vacancy periods; net yields are typically 1.5–2.5% after all outgoings. The Upper Changi MRT proximity supports consistent demand from working families and young professionals, reducing long-term vacancy risk and supporting stable rental returns compared to HDB developments in less connected precincts.

How does the per-square-foot pricing at 155 Simei Road compare to recent transactions in the Simei and East Changi area?

Units at 155 Simei Road, starting from S$640,000 for approximately 1,119 square feet, yield a per-square-foot transaction value of roughly S$572–S$580 psf, positioning the development competitively within the East region's established HDB market. Recent comparable transactions in neighbouring Simei-area blocks and Upper Changi precincts have reported psf values ranging from S$550–S$600, depending on floor level, unit age, and renovation condition. 155 Simei Road's positioning within this range suggests fair market pricing without premium surcharges typical of newer launches or prime-location developments. The stability of psf values across comparable East region HDB stock indicates that pricing at 155 Simei Road reflects genuine neighbourhood fundamentals rather than speculative demand, providing reasonable confidence for both owner-occupiers and investors considering medium to long-term holding periods.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 155 Simei Road?

Singapore Citizens purchasing a second residential property at 155 Simei Road will incur ABSD at the rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty and other closing costs. On a purchase price of S$640,000, the ABSD liability would total approximately S$128,000, significantly increasing total acquisition costs beyond the primary purchase price. This 20% ABSD applies regardless of whether the property is intended for personal occupation or investment rental, and it cannot be avoided through structuring or delayed purchase timing. Buyers should carefully incorporate ABSD calculations into their financing plans and total cost-of-ownership assessments, as this duty represents a material cost that affects cash-on-hand requirements and overall investment returns for second-property acquisitions.

What lease decay risks apply to 155 Simei Road, and how might declining lease length affect future resale value?

HDB properties in Singapore operate under 99-year leases, with 155 Simei Road subject to the standard HDB lease tenure framework. As the development matures, remaining lease length will gradually decline, which historically has influenced resale prices—properties with lease lengths below 70 years often experience more pronounced value compression and reduced buyer demand. Investors purchasing at 155 Simei Road should assess the current remaining lease length (which determines how many decades of ownership security remain) and factor in potential price moderation as the lease tenure shortens over their holding period. HDB has established schemes allowing leaseholders to extend their leases, but extension costs and eligibility criteria should be considered within long-term investment planning. For owner-occupiers with permanent occupation intentions, lease decay is less critical; however, investors targeting 20–30 year hold periods should carefully calculate how lease shortening might compress future resale value relative to their entry price.

How does proximity to Upper Changi MRT station support property demand and capital appreciation at 155 Simei Road?

The 8-minute walking distance to Upper Changi MRT station (DT34) positions 155 Simei Road within an optimal transport catchment that has historically supported steady demand and predictable capital appreciation across the East region. Direct MRT access without reliance on feeder buses reduces commute friction for residents working in the CBD or other major employment nodes, making the development attractive to working families and young professionals whose housing preferences prioritise transport convenience. Properties within 700–800 metres of MRT stations typically command price premiums and experience lower vacancy volatility compared to locations requiring bus interchange or longer walking distances, and 155 Simei Road benefits from this proximity advantage. The Upper Changi station's position on the Downtown Line, with connections to the city centre and eastern employment zones, ensures sustained tenant and buyer interest across economic cycles, supporting capital values more predictably than developments reliant on feeder-bus transport or car dependency.

Which buyer profiles—first-timers, upgraders, investors, downsizers—are best suited to 155 Simei Road?

155 Simei Road serves multiple buyer segments effectively. First-time homebuyers benefit from the stable, established neighbourhood character and accessible entry-level pricing without premium location surcharges; the proximity to Upper Changi MRT and comprehensive local amenities reduce first-purchase anxiety by offering proven transport and community infrastructure. Upgraders moving from smaller HDB units or rental accommodation find the multi-bedroom configurations and East Coast location an intuitive next step, combining affordability with space and neighbourhood familiarity. Property investors building rental portfolios value the combination of accessible entry cost, consistent tenant demand from working families, and straightforward rental management typical of established HDB stock in transit-connected locations. Downsizers seeking to reduce housing commitments after raising families find the unit configurations and neighbourhood stability suitable for retirement or lifestyle simplification, with the MRT access supporting continued independence without car reliance. The development's broad appeal across these profiles suggests robust resale and rental demand, reducing liquidity risk for any buyer category.

What Total Debt Service Ratio (TDSR) and financing headroom should buyers expect at typical 155 Simei Road price points?

A purchaser financing a S$640,000 unit at 155 Simei Road with 80% LTV (loan-to-value) would borrow approximately S$512,000; assuming a 30-year loan tenor and current mortgage rates near 3.0–3.3%, monthly mortgage instalments would run approximately S$2,160–S$2,270. TDSR regulations limit monthly debt obligations to 60% of gross household income, meaning that a buyer's total monthly debts (mortgage plus credit cards, car loans, and personal loans) must not exceed 60% of gross income. For a dual-income household with combined monthly gross income of S$8,000, the maximum allowable debt service is S$4,800, leaving approximately S$2,530–S$2,640 in headroom after the 155 Simei Road mortgage if no other liabilities exist. Single-income buyers or those carrying existing personal or car loan obligations will face tighter TDSR constraints and may need larger down payments to reduce the mortgage proportion; prudent buyers should engage mortgage brokers to stress-test their specific debt profiles against TDSR requirements before committing to purchase.

How does 155 Simei Road compare to nearby competing HDB developments in terms of pricing and location appeal?

155 Simei Road competes within the East Changi and Simei precinct against established HDB developments offering similar configurations, lease tenures, and transport access. Neighbouring blocks and recent comparable transactions in the vicinity typically range from S$580–S$620 psf, positioning 155 Simei Road's S$572–S$580 psf pricing at parity or slight discount relative to immediate competition. The key differentiation lies in proximity to Upper Changi MRT—developments within 600–800 metres of the station command premium pricing relative to those requiring longer bus feeder times, and 155 Simei Road's 8-minute walking distance positions it favourably against competing blocks sited further from the station. Newer HDB launches in emerging precincts (such as Tampines North or Bukit Merah) may offer contemporary finishes and architectural novelty, but they typically trade at comparable or higher psf values with longer commutes or less-established neighbourhood amenities. For buyers prioritising transport convenience, neighbourhood maturity, and market-rate pricing without speculative premiums, 155 Simei Road represents competitive value relative to available alternatives in the East region.

Which unit stack or floor levels at 155 Simei Road might offer the best value proposition?

HDB developments typically see pricing variations across floor levels, with lower floors (levels 1–5) commanding modest discounts relative to mid-range levels (6–15) due to noise exposure and privacy perceptions, whilst higher floors (16–25) trade at incremental premiums for light, ventilation, and perceived prestige. At 155 Simei Road, buyers seeking value might prioritise mid-range stack levels (floors 8–12), which balance amenity benefits against premium pricing, offering superior light and privacy relative to lower levels without the top-floor premiums that may inflate future resale prices disproportionately. Lower floors can suit investor landlords renting to families with young children, as ground-level access and proximity to playgrounds are valued by tenants with school-age dependents; however, owner-occupiers often prefer middle stacks for lifestyle comfort. Top-level units attract wealthy upgraders willing to pay premiums for views and light but may experience slower resale velocity for investors, as fewer buyers prioritise these attributes enough to justify additional costs. Corner units at any level typically command 3–5% premiums due to additional light and cross-ventilation, making mid-stack corner units a balanced choice for buyers seeking genuine amenity value without excessive premium pricing.

What future supply pipeline in the East region might affect long-term demand and values at 155 Simei Road?

The East region's new HDB launches over the next 3–5 years are anticipated in emerging precincts such as Tampines North, Punggol Coast, and Pasir Ris extensions, rather than established areas like Simei and Upper Changi where land availability is constrained. This supply pipeline suggests that new launches will target first-time buyers seeking contemporary finishes and modern infrastructure, rather than competing directly with established stock like 155 Simei Road. However, increased supply in nearby growth precincts may moderately moderate capital appreciation rates across the broader East region, as buyers may migrate towards new launches with longer lease tenures and premium finishes. Conversely, as new precincts mature and experience their own lease decay, properties like 155 Simei Road—with established neighbourhoods, proven transport infrastructure, and stable community character—may see sustained relative appeal. Long-term demand for 155 Simei Road will likely remain stable rather than explosive, as the development competes on practical fundamentals rather than lifestyle aspirations vulnerable to displacement by new launches. Investors should view future supply pipeline dynamics as neutral-to-slightly-negative for capital appreciation acceleration, but supportive of stable values and consistent rental demand from upgraders and families unable to afford new-launch premiums.

[For Sale] Hdb Flat At Simei Road — From S$640K