CommercialRESIDENTIAL / INSTITUTIONFreeholdDistrict 14 · Geylang

238,238a,238b Sims Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2012

Quick Summary

238,238a,238b Sims Avenue is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL / INSTITUTION under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Mar 2012. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 238,238a,238b Sims Avenue.

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What are the key facts about 238,238a,238b Sims Avenue?

Key takeaway238,238a,238b Sims Avenue is a commercial building in District 14 · Geylang, zoned RESIDENTIAL / INSTITUTION, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 238,238a,238b Sims Avenue
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 238,238a,238b Sims Avenue

238,238A,238B Sims Avenue is a mixed-use property in Geylang (District 14). It is located along Sims Avenue, Singapore 387512.

Under the URA Master Plan it sits on land zoned residential / institution with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,624 psf. The most recent was in March 2012.

The nearest MRT is Aljunied MRT, 232 m away (about a 4-minute walk). The closest bus stop (Bef Lor 23 Geylang) is 83 m away (about a 1-minute walk).

What is 238,238a,238b Sims Avenue zoned as?

Key takeaway238,238a,238b Sims Avenue sits on land zoned RESIDENTIAL / INSTITUTION with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 238,238a,238b Sims Avenue sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2012	Shop House	S$3.65M	2,248 sqft	$1,624

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 238,238a,238b Sims Avenue rent for?

Key takeawayNo rent is published for 238,238a,238b Sims Avenue itself. On its street, Sims Avenue, retail space rented at a median of $6.03 psf a month in 2025Q3. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sims Avenue

Street level · 2025Q3

25th pct

—

— psm

Median

$6.03

$64.94 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -3.2% on a year earlier

2021Q3 · $40.94 psm2025Q3 · $64.94 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Sims Avenue

Street level · 2026Q2

25th pct

—

— psm

Median

$3.88

$41.79 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q2 · $30.47 psm2026Q2 · $41.79 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 14 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 238,238a,238b Sims Avenue

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at 238,238a,238b Sims Avenue

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

How does Sims Avenue price?

Key takeawayAcross 11 strata sales on Sims Avenue in the last 5 years, the median is $1,940 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,940

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 238,238a,238b Sims Avenue?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 238,238a,238b Sims Avenue?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 232 m away — and 3 competing retail premisess operate nearby.

Getting around

Aljunied MRT232 m · ~4 min

Amenities nearby

Place Of Worship · 65 mBef Lor 23 Geylang · 83 mECM Clinic & Surgery · 138 mAljunied MRT Exit A · 190 mEducational Institution · 195 mHotel · 421 mGeylang Polyclinic · 807 mMountbatten Community Club · 847 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Yeo Hock Heng · 131 mBlk 49 Sims Place · 367 mPaya Lebar Square · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 238,238a,238b Sims Avenue

Key takeawayThe nearest station is Aljunied (EW9), 190 m away — a busy station, with about 47,000 taps in and out on an average weekday. 38 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 76% of retail buildings

nearest MRT/LRT Aljunied (EW9) 190 m, about 47,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 32,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 47,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Aljunied (EW9)190 m · about 47,000 weekday taps
Mountbatten (CC7)894 m · about 12,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 238,238a,238b Sims Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 23 Geylang (URA)45 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Lor 25 Geylang (URA)85 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
Aljunied Rd Off St (URA)94 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Lor 21A Geylang (URA)132 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor 25 - 25A Geylang O Ff St (URA)147 m
S$0.60 per half-hour at midday on a weekday · 105 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 238,238a,238b Sims Avenue's own car park, if it has one, and its charges are not in the open data.

Who's registered at 238,238a,238b Sims Avenue?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 238,238a,238b Sims Avenue as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 238,238a,238b Sims Avenue

Where is 238,238A,238B Sims Avenue?⌄

238,238A,238B Sims Avenue is at 238,238A,238B Sims Avenue, Singapore 387512, in the Geylang planning area.

What is 238,238A,238B Sims Avenue zoned as?⌄

238,238A,238B Sims Avenue sits on land zoned residential / institution under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 238,238A,238B Sims Avenue?⌄

238,238A,238B Sims Avenue is freehold.

What have units at 238,238A,238B Sims Avenue sold for?⌄

Across 1 recorded transaction, the median price is S$1,624 psf. The latest was in March 2012.

What is the nearest MRT station to 238,238A,238B Sims Avenue?⌄

Aljunied MRT is the closest, 232 m away (about a 4-minute walk).

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Year of completion is not on record for this building. Building age cannot be stated.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from PropKaki's submarket map, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.