478 Sims Avenue
478 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. 2 transactions are on record since 1995, most recently in Sept 2006. ACRA records 1 live company registration at this address.
What are the key facts about 478 Sims Avenue?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL / INSTITUTION
- Gross plot ratio
- 3.0
- Tenure
- Freehold
- District / Area
- District 14 · Geylang
- Address
- 478 Sims Avenue
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 478 Sims Avenue
478 Sims Avenue is a mixed-use property in Geylang (District 14). It is located along Sims Avenue, Singapore 387550.
Under the URA Master Plan it sits on land zoned residential / institution with a gross plot ratio of 3.
The site is freehold.
2 transactions have been recorded here, at a median of S$835 psf. The most recent was in September 2006.
1 business is currently registered at this address with ACRA.
The nearest MRT is Aljunied MRT, 525 m away (about a 8-minute walk). The closest bus stop (Blk 134) is 172 m away (about a 3-minute walk).
What is 478 Sims Avenue zoned as?
- Land-use zone
- RESIDENTIAL / INSTITUTION
- Gross plot ratio
- 3.0
What has 478 Sims Avenue sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Sept 2006 | Shop House | S$950k | 1,156 sqft | $822 |
| Jan 2006 | Shop House | S$980k | 1,156 sqft | $848 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Sims Avenue price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 478 Sims Avenue?
Indicative area yield — District 14 retail
An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 14 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $82.14 | $95.00 | $145.45 |
| B1 & Below · 30 & Below | $41.18 | $58.82 | $72.93 |
| Level 2 & 3 · 30 & Below | $59.62 | $65.22 | $74.50 |
| Level 1 · >30 - 100 | $65.33 | $78.20 | $116.05 |
| Level 2 & 3 · >30 - 100 | $54.07 | $96.97 | $174.25 |
| Level 4 & Above · >30 - 100 | $114.92 | $138.10 | $233.82 |
| B1 & Below · >30 - 100 | $159.63 | $224.93 | $312.51 |
| Level 1 · >100 - 300 | $69.58 | $102.84 | $157.15 |
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 478 Sims Avenue?
Getting around
- Aljunied MRT525 m · ~8 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 478 Sims Avenue?
- Live registrations
- 1
- Registered last 3 years
- 1
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 478 Sims Avenue
Where is 478 Sims Avenue?⌄
478 Sims Avenue is at 478 Sims Avenue, Singapore 387550, in the Geylang planning area.
What is 478 Sims Avenue zoned as?⌄
478 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 478 Sims Avenue?⌄
478 Sims Avenue is freehold.
What have units at 478 Sims Avenue sold for?⌄
Across 2 recorded transactions, the median price is S$835 psf. The latest was in September 2006.
What is the nearest MRT station to 478 Sims Avenue?⌄
Aljunied MRT is the closest, 525 m away (about a 8-minute walk).
How many businesses are registered at 478 Sims Avenue?⌄
1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on 478 Sims Avenue.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.