Blk 316 Sembawang Vista
Project page · 99-year lease from 1999
Based on 10 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 316 | 04 TO 06 | 122 sqm | S$680,000 | S$5,574 psm | ×1.000 | S$5,574 psm |
| May 2026 | Blk 316 | 04 TO 06 | 122 sqm | S$670,000 | S$5,492 psm | ×1.000 | S$5,492 psm |
| Oct 2025 | Blk 317 | 16 TO 18 | 122 sqm | S$712,000 | S$5,836 psm | ×0.996 | S$5,813 psm |
| Oct 2025 | Blk 315 | 04 TO 06 | 121 sqm | S$676,000 | S$5,587 psm | ×0.996 | S$5,565 psm |
| Jul 2025 | Blk 316 | 10 TO 12 | 121 sqm | S$685,000 | S$5,661 psm | ×0.996 | S$5,636 psm |
| Jul 2025 | Blk 317 | 10 TO 12 | 121 sqm | S$686,000 | S$5,669 psm | ×0.996 | S$5,644 psm |
| Jul 2025 | Blk 318 | 07 TO 09 | 122 sqm | S$670,000 | S$5,492 psm | ×0.996 | S$5,468 psm |
| Jun 2025 | Blk 316 | 07 TO 09 | 121 sqm | S$739,000 | S$6,107 psm | ×1.000 | S$6,104 psm |
| Jun 2025 | Blk 317 | 13 TO 15 | 122 sqm | S$696,000 | S$5,705 psm | ×1.000 | S$5,702 psm |
| Feb 2025 | Blk 317 | 16 TO 18 | 121 sqm | S$700,000 | S$5,785 psm | ×1.009 | S$5,837 psm |
How accurate is this estimate for Sembawang Vista?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Sembawang Vista since.
- Median error
- 2.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 6 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.95% gross yield
S$40,800 of rent a year against the estimate above · 0.44 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 6 approvals in the last year.
In Sembawang, flats of this type with 70 to 79 years of lease left yield 6.39%, from 16 blocks.
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 |
|---|---|---|---|
| Aug 2026 | 318 | 5 ROOM | S$3,600 |
| Aug 2026 | 317 | 5 ROOM | S$3,300 |
| Mar 2026 | 317 | 5 ROOM | S$3,300 |
| Dec 2025 | 316 | 5 ROOM | S$3,800 |
| Nov 2025 | 317 | 5 ROOM | S$3,500 |
| Nov 2025 | 316 | 5 ROOM | S$3,300 |
median of 6 HDB rental approvals for 5 ROOM on Sembawang Vista since 2025-10.
Buying or selling at S$685,292?
Buying: Stamp duty on S$685,292 · Cash and CPF needed on S$685,292 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$685,292.
Each opens with this figure filled in; change anything there.
Primary schools near 316 Sembawang Vista
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
- Sembawang Primary School · 55 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 571 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 885 m · no 2025 Phase 2C ballot
1 to 2 km
- Northoaks Primary School · 1,319 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,811 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,827 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,936 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 316 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 100 sqm | S$590,000 | S$5,900 psm |
| Aug 2026 | Blk 316 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$680,000 | S$5,574 psm |
| May 2026 | Blk 316 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 122 sqm | S$670,000 | S$5,492 psm |
| Apr 2026 | Blk 316 · 5 ROOM · 10 TO 12 · Improved · 72 years left excluded: outlier | 122 sqm | S$595,000 | S$4,877 psm |
| Jul 2025 | Blk 316 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 121 sqm | S$685,000 | S$5,661 psm |
| Jun 2025 | Blk 316 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$739,000 | S$6,107 psm |
| Dec 2024 | Blk 316 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 100 sqm | S$565,000 | S$5,650 psm |
| Mar 2023 | Blk 316 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 121 sqm | S$572,000 | S$4,727 psm |
| Jan 2022 | Blk 316 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 122 sqm | S$520,800 | S$4,269 psm |
Showing 9 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 316 · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 316 · 4 ROOM | S$3,000 | — |
| Dec 2025 | Blk 316 · 5 ROOM | S$3,800 | — |
| Nov 2025 | Blk 316 · 5 ROOM | S$3,300 | — |
| Feb 2025 | Blk 316 · 5 ROOM | S$3,500 | — |
| Feb 2025 | Blk 316 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 316 · 5 ROOM | S$3,250 | — |
| Oct 2024 | Blk 316 · 5 ROOM | S$2,040 | — |
| Feb 2024 | Blk 316 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 316 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 316 · 5 ROOM | S$3,800 | — |
| Oct 2023 | Blk 316 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 316 · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 316 · 4 ROOM | S$2,300 | — |
| Jun 2022 | Blk 316 · 5 ROOM | S$3,200 | — |
| Jun 2022 | Blk 316 · 4 ROOM | S$2,100 | — |
| Jun 2022 | Blk 316 · 5 ROOM | S$1,800 | — |
| Mar 2022 | Blk 316 · 5 ROOM | S$2,200 | — |
| Dec 2021 | Blk 316 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 316 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 316 · 5 ROOM | S$2,200 | — |
| Mar 2021 | Blk 316 · 4 ROOM | S$1,850 | — |
| Mar 2021 | Blk 316 · 5 ROOM | S$1,850 | — |
| Feb 2021 | Blk 316 · 4 ROOM | S$1,600 | — |
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 71 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$657,406 | S$725,829 | S$786,087 | S$799,835 |
| 10 years | 61 years | S$636,880 | S$776,353 | S$910,608 | S$942,738 |
| 20 years | 51 years | S$586,560 | S$871,597 | S$1,199,113 | S$1,285,224 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.