CommercialRESIDENTIALLeaseholdDistrict 14 · Geylang

Sims Urban Oasis

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2020

Quick Summary

Sims Urban Oasis is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 87 years remaining. 1 transaction is on record since 1995, most recently in Nov 2020. 1 unit is currently listed for sale. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on Sims Urban Oasis.

Ask PropKaki

What are the key facts about Sims Urban Oasis?

Key takeawaySims Urban Oasis is a commercial building in District 14 · Geylang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 14 · Geylang
Address: 4 Sims Drive
Land area: 23,900 sqm
Completed: 2017 (per EdgeProp)
Storeys: 19 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 1,031
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2018 (MCST 4619)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 10

About Sims Urban Oasis

Sims Urban Oasis is a mixed-use building in Geylang (District 14). It is located along Sims Drive, Singapore 387387.

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

The site is leasehold, with about 87 years remaining on the lease. It occupies roughly 23,900 sqm of land with about 78,870 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$2,372 psf. The most recent was in November 2020.

13 businesses are currently registered at this address with ACRA.

The nearest MRT is Aljunied MRT, 365 m away (about a 6-minute walk). The closest bus stop (Bef Blk 53) is 67 m away (about a 1-minute walk).

What is Sims Urban Oasis zoned as?

Key takeawaySims Urban Oasis sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Sims Urban Oasis sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2020	Retail	S$2.40M	1,012 sqft	$2,372

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 Sims Urban Oasis rent for?

Key takeawayNo rent is published for Sims Urban Oasis itself. On its street, Sims Drive, retail space rented at a median of $6.30 psf a month in 2024Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sims Drive

Street level · 2024Q1

25th pct

—

— psm

Median

$6.30

$67.86 psm

75th pct

—

— psm

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

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).

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 Sims Urban Oasis

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 Sims Urban Oasis

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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.

What's been approved at Sims Urban Oasis?

Key takeawayURA has approved 5 changes of use at Sims Urban Oasis since 2000, most recently in 2026. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

9 Oct 2026ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
1 Nov 2024ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic
21 Oct 2022ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use of unit #01-XX (with mezzanine) from shop to restaurant
25 Oct 2021ApprovedFloor 1
Change of use to minimart
Change of use of the 1st storey shop unit #01-XX to minimart
1 Feb 2021ApprovedFloor 1
Change of use to minimart
Change of use of the 1st storey shop unit #01-XX to minimart

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near Sims Urban Oasis?

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 available at Sims Urban Oasis right now?

Key takeaway1 unit is currently listed at Sims Urban Oasis. One row per unit; several agents often market the same unit.

For sale (1)

Sims Urban OasisS$2.95M · 1,012 sqft

Browse every listing at this building →

What is near Sims Urban Oasis?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 365 m away — and 2 competing retail premisess operate nearby.

Getting around

Aljunied MRT365 m · ~6 min

Amenities nearby

Bef Blk 53 · 67 mSims Drive Medical Clinic · 128 mPlace Of Worship · 154 mEducational Institution · 170 mAljunied MRT Exit B · 332 mHotel · 603 mMacPherson Community Club · 656 mGeylang Polyclinic · 707 m

Competing premises nearby

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

Blk 49 Sims Place · 274 mPaya Lebar Square · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sims Urban Oasis

Key takeawayThe nearest station is Aljunied (EW9), 331 m away — a busy station, with about 47,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 58% of retail buildings

nearest MRT/LRT Aljunied (EW9) 331 m, about 47,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 24,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 46,000 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)331 m · about 47,000 weekday taps
Mattar (DT25)894 m · 9,848 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 Sims Urban Oasis. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 53 Sims Place (HDB)168 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 66 car lots
Blk 46/47/48/49 Sims Place (HDB)253 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 91 car lots
Blk 52 Sims Place (HDB)274 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 40 car lots
Blk 99-106/111-112 Aljunied Crescent (HDB)307 m
S$0.60 per half-hour at midday on a weekday · 792 car lots
Blk 63 Sims Place (HDB)326 m
no short-term parking · 88 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, 671 m away, S$90/month.

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

Who's registered at Sims Urban Oasis?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list Sims Urban Oasis as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Administrative and support services
2
Transportation and storage
1
Information and communications
1
Professional, scientific and technical services
1
Education
1
Health and social services
1
Accommodation and food services
0
Financial and insurance
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 Sims Urban Oasis

Where is Sims Urban Oasis?⌄

Sims Urban Oasis is at 4 Sims Drive, Singapore 387387, in the Geylang planning area.

What is Sims Urban Oasis zoned as?⌄

Sims Urban Oasis sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Sims Urban Oasis?⌄

Sims Urban Oasis is leasehold. About 87 years remain on the lease.

What have units at Sims Urban Oasis sold for?⌄

Across 1 recorded transaction, the median price is S$2,372 psf. The latest was in November 2020.

What is the nearest MRT station to Sims Urban Oasis?⌄

Aljunied MRT is the closest, 365 m away (about a 6-minute walk).

How many businesses are registered at Sims Urban Oasis?⌄

13 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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Tell me about Sims Urban Oasis — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project Sims Urban Oasis.

Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 EdgeProp, BCA's MCST register, PropKaki's submarket map, URA planning decisions, 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.