Blk 463A Sembawang Dr
Project page · 99-year lease from 2015
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 463A | 16 TO 18 | 46 sqm | S$381,800 | S$8,300 psm | ×1.000 | S$8,300 psm |
| Mar 2026 | Blk 463A | 13 TO 15 | 46 sqm | S$362,000 | S$7,870 psm | ×0.996 | S$7,835 psm |
| Jan 2026 | Blk 463A | 22 TO 24 | 46 sqm | S$385,000 | S$8,370 psm | ×0.996 | S$8,333 psm |
How accurate is this estimate for Sembawang Dr?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 82 sales in Sembawang Dr since.
- Median error
- 3.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.23% gross yield
S$27,600 of rent a year against the estimate above · 0.2 points below flats like it
Homes like this rent for about S$2,300 a month, the middle of 8 approvals in the last year.
Across Singapore these flats yield 7.43%, from 72 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 463A | 2 ROOM | S$2,300 |
| Jul 2026 | 463A | 2 ROOM | S$2,400 |
| May 2026 | 463A | 2 ROOM | S$1,000 |
| Mar 2026 | 463A | 2 ROOM | S$2,300 |
| Mar 2026 | 463A | 2 ROOM | S$2,300 |
| Feb 2026 | 463A | 2 ROOM | S$2,300 |
| Dec 2025 | 463A | 2 ROOM | S$2,300 |
| Nov 2025 | 463A | 2 ROOM | S$2,300 |
median of 8 HDB rental approvals for 2 ROOM on Sembawang Dr since 2025-11.
Buying or selling at S$381,800?
Buying: Stamp duty on S$381,800 · Cash and CPF needed on S$381,800 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$381,800.
Each opens with this figure filled in; change anything there.
Primary schools near 463a Sembawang Dr
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Northoaks Primary School · 86 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 325 m · no 2025 Phase 2C ballot
- Canberra Primary School · 479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Sembawang Primary School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 1,560 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 1,974 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 463A · 2 ROOM · 16 TO 18 · Model A · 88 years left | 46 sqm | S$381,800 | S$8,300 psm |
| Apr 2026 | Blk 463A · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Mar 2026 | Blk 463A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Mar 2026 | Blk 463A · 2 ROOM · 13 TO 15 · Model A · 88 years left | 46 sqm | S$362,000 | S$7,870 psm |
| Jan 2026 | Blk 463A · 2 ROOM · 22 TO 24 · Model A · 88 years left | 46 sqm | S$385,000 | S$8,370 psm |
| Nov 2025 | Blk 463A · 2 ROOM · 04 TO 06 · Model A · 89 years left | 46 sqm | S$345,000 | S$7,500 psm |
| Nov 2025 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 46 sqm | S$365,000 | S$7,935 psm |
| May 2025 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 46 sqm | S$362,500 | S$7,880 psm |
| Mar 2025 | Blk 463A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$492,000 | S$7,343 psm |
| Feb 2025 | Blk 463A · 3 ROOM · 22 TO 24 · Model A · 89 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Dec 2024 | Blk 463A · 2 ROOM · 16 TO 18 · Model A · 90 years left | 46 sqm | S$335,000 | S$7,283 psm |
| May 2024 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 46 sqm | S$310,000 | S$6,739 psm |
| Feb 2024 | Blk 463A · 2 ROOM · 19 TO 21 · Model A · 90 years left | 46 sqm | S$325,000 | S$7,065 psm |
| Jul 2023 | Blk 463A · 2 ROOM · 16 TO 18 · Model A · 91 years left | 46 sqm | S$325,000 | S$7,065 psm |
| Jul 2023 | Blk 463A · 2 ROOM · 04 TO 06 · Model A · 91 years left | 46 sqm | S$302,888 | S$6,585 psm |
| Jun 2023 | Blk 463A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$398,000 | S$5,940 psm |
| May 2023 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 46 sqm | S$300,000 | S$6,522 psm |
| Mar 2023 | Blk 463A · 2 ROOM · 16 TO 18 · Model A · 91 years left | 46 sqm | S$310,000 | S$6,739 psm |
| Nov 2022 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 46 sqm | S$290,000 | S$6,304 psm |
| Oct 2022 | Blk 463A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 46 sqm | S$305,000 | S$6,630 psm |
| Sept 2022 | Blk 463A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 46 sqm | S$282,000 | S$6,130 psm |
| Jul 2022 | Blk 463A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 46 sqm | S$310,000 | S$6,739 psm |
| May 2022 | Blk 463A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$375,000 | S$5,597 psm |
| May 2022 | Blk 463A · 2 ROOM · 22 TO 24 · Model A · 92 years left | 46 sqm | S$310,000 | S$6,739 psm |
| Apr 2022 | Blk 463A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 46 sqm | S$300,000 | S$6,522 psm |
| Feb 2022 | Blk 463A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 46 sqm | S$290,000 | S$6,304 psm |
| Jan 2022 | Blk 463A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$375,000 | S$5,597 psm |
Showing 27 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 463A · 3 ROOM | S$2,500 | — |
| Sept 2026 | Blk 463A · 2 ROOM | S$2,300 | — |
| Jul 2026 | Blk 463A · 2 ROOM | S$2,400 | — |
| May 2026 | Blk 463A · 2 ROOM | S$1,000 | — |
| Mar 2026 | Blk 463A · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 463A · 2 ROOM | S$2,300 | — |
| Feb 2026 | Blk 463A · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 463A · 2 ROOM | S$2,300 | — |
| Nov 2025 | Blk 463A · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 463A · 2 ROOM | S$2,300 | — |
| Aug 2025 | Blk 463A · 2 ROOM | S$2,200 | — |
| Jun 2025 | Blk 463A · 2 ROOM | S$2,400 | — |
| May 2025 | Blk 463A · 2 ROOM | S$800 | — |
| Dec 2024 | Blk 463A · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 463A · 2 ROOM | S$2,200 | — |
| Jul 2024 | Blk 463A · 2 ROOM | S$2,550 | — |
| Jul 2024 | Blk 463A · 2 ROOM | S$2,400 | — |
| May 2024 | Blk 463A · 2 ROOM | S$2,200 | — |
| May 2024 | Blk 463A · 2 ROOM | S$800 | — |
| Jan 2024 | Blk 463A · 3 ROOM | S$2,700 | — |
| Jan 2024 | Blk 463A · 2 ROOM | S$2,000 | — |
| Nov 2023 | Blk 463A · 2 ROOM | S$2,300 | — |
| Oct 2023 | Blk 463A · 2 ROOM | S$2,100 | — |
| Sept 2023 | Blk 463A · 2 ROOM | S$2,200 | — |
| May 2023 | Blk 463A · 2 ROOM | S$800 | — |
| Dec 2022 | Blk 463A · 2 ROOM | S$1,600 | — |
| Nov 2022 | Blk 463A · 2 ROOM | S$2,300 | — |
| Sept 2022 | Blk 463A · 2 ROOM | S$2,200 | — |
| Aug 2022 | Blk 463A · 2 ROOM | S$1,780 | — |
| Jul 2022 | Blk 463A · 2 ROOM | S$400 | — |
| Jun 2022 | Blk 463A · 2 ROOM | S$1,200 | — |
| Mar 2022 | Blk 463A · 2 ROOM | S$400 | — |
| Sept 2021 | Blk 463A · 2 ROOM | S$1,500 | — |
| Sept 2021 | Blk 463A · 2 ROOM | S$400 | — |
| Jun 2021 | Blk 463A · 2 ROOM | S$1,200 | — |
| May 2021 | Blk 463A · 2 ROOM | S$1,800 | — |
| Apr 2021 | Blk 463A · 2 ROOM | S$400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 87 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$358,492 | S$395,804 | S$426,805 | S$436,160 |
| 10 years | 77 years | S$335,021 | S$408,388 | S$474,868 | S$495,913 |
| 20 years | 67 years | S$303,335 | S$450,740 | S$609,431 | S$664,645 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.