CommercialRESIDENTIAL / INSTITUTIONFreeholdDistrict 14 · Geylang

478 Sims Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2006

Quick Summary

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 0 live company registrations at this address.

The facts are here — now get the verdict on 478 Sims Avenue.

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What are the key facts about 478 Sims Avenue?

Key takeaway478 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: 478 Sims Avenue
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

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?

Key takeaway478 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 478 Sims Avenue sold for?

Key takeaway2 transactions are on record since 1995, most recently in Sept 2006 — too few to support a median, so the deals themselves are listed instead.

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. sqm ↔ sq ft converter

What does space at 478 Sims Avenue rent for?

Key takeawayNo rent is published for 478 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 478 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 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 478 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 478 Sims Avenue?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 525 m away — and 3 competing retail premisess operate nearby.

Getting around

Aljunied MRT525 m · ~8 min

Amenities nearby

Hotel · 162 mBlk 134 · 172 mAman Medical Centre · 188 mPlace Of Worship · 190 mEducational Institution · 298 mLorong 40 Geylang Pg · 316 mGeylang Polyclinic · 408 mPaya Lebar MRT Exit D · 505 mMountbatten Community Club · 743 m

Competing premises nearby

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

Abedin Trading Pte. Ltd. · 208 mBlk 117 Aljunied Ave 2 · 537 mPaya Lebar Square · 645 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 478 Sims Avenue

Key takeawayThe nearest station is Paya Lebar (EW8 / CC9), 505 m away — one of the busiest stations, with about 95,000 taps in and out on an average weekday. 28 public car parks are within 500 m.

Foot traffic: busier than 55% of retail buildings

nearest MRT/LRT Paya Lebar (EW8/CC9) 505 m, about 95,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 18,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 48,000 residents within 1 km (June 2026); 4 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

Paya Lebar (EW8 / CC9)505 m · about 95,000 weekday taps
Aljunied (EW9)525 m · about 47,000 weekday taps
Dakota (CC8)806 m · about 16,000 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 478 Sims Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 129-134 Geylang East Avenue 1/2 (HDB)77 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 253 car lots
Lor 33 Geylang (URA)89 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Lor 31 Geylang Off St (URA)102 m
S$0.60 per half-hour at midday on a weekday · 51 car lots
Lor 35 Geylang (URA)115 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Lor 31 Geylang (URA)125 m
S$0.60 per half-hour at midday on a weekday · 16 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Geylang Area, 680 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 478 Sims Avenue's own car park, if it has one, and its charges are not in the open data.

Who's registered at 478 Sims Avenue?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 478 Sims Avenue as their registered address. These are registered businesses, not who occupies the space.

Construction
0
Financial and insurance
0
Wholesale and retail trade
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 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.

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Read the figures right

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.