Simsville: A Practical Guide to Buying in Geylang East's 522-Unit Condo
Updated 2026-11-10
Simsville is a 522-unit condominium on Geylang East Avenue 2 in District 14, four minutes on foot from Paya Lebar MRT interchange. Built in 1998 on a 99-year lease, it offers two- to four-bedroom units in a mature neighbourhood with strong school access and direct connectivity to two MRT lines.
What is Simsville?
Simsville is a 522-unit condominium development spread across five blocks of up to 16 storeys along Geylang East Avenue 2. It was completed in 1998 by DBS Land, now part of CapitaLand, and sits on a 99-year leasehold from 1994, leaving roughly 67 years on the lease. The development is in District 14, within the Geylang planning area but set back from the busier stretches of Geylang Road.
Units come in three broad sizes: two-bedroom layouts of around 969 to 980 square feet, three-bedroom units of 1,238 to 1,249 square feet, and four-bedroom units at approximately 1,528 square feet. Communal facilities include a swimming pool, wading pool, tennis courts, a putting green, gym, barbecue pits, a clubhouse, and round-the-clock security.
Are there any units on sale at Simsville?
Yes. Hombble currently lists 25 units for sale at Simsville, all condominiums, with an average asking price of S$1,790,671. The average unit size across these listings is 1,161 square feet, working out to an average of S$1,541 per square foot.
For context, the median transacted price over the 12 months to September 2026 was S$1,469 per square foot across 18 completed sales, a year-on-year increase of around three per cent. Asking prices therefore sit roughly five per cent above the most recent transacted level, which is a normal spread for this market. Two-bedroom units have been listed in the range of S$1.43 million to S$1.55 million, while four-bedroom units have appeared between S$2.05 million and S$2.40 million.
Transport and getting around
Paya Lebar MRT station is roughly 280 metres from the development, about a four-minute walk. It serves both the East-West Line and the Circle Line, making it one of the more useful interchanges on the eastern side of Singapore. From Paya Lebar, Raffles Place is seven stops on the East-West Line, and one-north or Bishan are reachable on the Circle Line without changing trains.
Aljunied MRT, one stop west on the East-West Line, is about 690 metres away on foot. Dakota MRT on the Circle Line is a little under a kilometre. For drivers, the Pan Island Expressway and Kallang-Paya Lebar Expressway are both accessible within a few minutes, and Changi Airport is roughly 20 minutes by car or direct MRT.
Schools within walking distance
Families with primary-school-age children will note that both Kong Hwa School and Geylang Methodist School (Primary) are within 670 metres of Simsville. Under the Ministry of Education's Primary 1 registration rules, living within one kilometre of a school gives applicants priority in the ballot phases, so both schools fall inside that catchment. Canossa Catholic Primary School is also nearby.
For secondary education, Geylang Methodist School (Secondary) and Broadrick Secondary School are in the wider Geylang East and Mountbatten area. The cluster of schools within a short radius is one of the reasons the neighbourhood has remained popular with families, despite the age of the development.
Living in Geylang East
The immediate surroundings have changed significantly since Simsville was completed in 1998. The opening of Paya Lebar Quarter in 2019 brought three office towers, a seven-storey retail mall, and serviced apartments within walking distance. PLQ Mall, Paya Lebar Square, and SingPost Centre are all reachable on foot in under ten minutes, covering daily grocery runs, dining, and retail.
The area retains its older character too. Geylang Serai market and the surrounding hawker stalls are a short walk or one MRT stop away, and Sims Avenue offers a dense stretch of local food options. East Coast Park is accessible by bus or a short drive.
Outlook and the Paya Lebar Air Base factor
The largest change on the horizon for this part of Singapore is the redevelopment of Paya Lebar Air Base. From the 2030s, the airbase will be progressively vacated and transformed into a new town spanning more than 800 hectares, larger than Bishan or Ang Mo Kio. The URA Master Plan 2025 earmarks the site for approximately 150,000 new homes, office space, parks, and walkable neighbourhoods.
For Simsville owners, the implications are twofold. First, the removal of height restrictions tied to the airbase's flight path may eventually allow taller developments in the surrounding area. Second, the new town will bring additional transport links, amenities, and employment nodes closer to Geylang East. These changes are still years away and will unfold in phases, but they form part of the longer-term picture for anyone buying into a lease with 67 years remaining. The three per cent annual price growth recorded in 2026 suggests the market is already pricing in some of that potential.