Blk 318 Sembawang Vista
Project page · 99-year lease from 1999
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 316 | 04 TO 06 | 100 sqm | S$590,000 | S$5,900 psm | ×1.000 | S$5,900 psm |
| Oct 2025 | Blk 317 | 13 TO 15 | 100 sqm | S$610,000 | S$6,100 psm | ×0.996 | S$6,076 psm |
| Jul 2025 | Blk 315 | 07 TO 09 | 101 sqm | S$580,000 | S$5,743 psm | ×0.996 | S$5,717 psm |
| Jul 2025 | Blk 317 | 13 TO 15 | 101 sqm | S$580,000 | S$5,743 psm | ×0.996 | S$5,717 psm |
| Jul 2025 | Blk 318 | 13 TO 15 | 101 sqm | S$575,000 | S$5,693 psm | ×0.996 | S$5,668 psm |
| Jun 2025 | Blk 315 | 10 TO 12 | 100 sqm | S$601,000 | S$6,010 psm | ×1.000 | S$6,007 psm |
| Mar 2025 | Blk 317 | 04 TO 06 | 100 sqm | S$556,888 | S$5,569 psm | ×1.009 | S$5,619 psm |
| Dec 2024 | Blk 316 | 07 TO 09 | 100 sqm | S$565,000 | S$5,650 psm | ×1.025 | S$5,790 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.
6.47% gross yield
S$37,200 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 blocks. This town has too few such blocks to measure on its own.
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 | 317 | 4 ROOM | S$3,000 |
| Jul 2026 | 318 | 4 ROOM | S$3,500 |
| Feb 2026 | 316 | 4 ROOM | S$3,200 |
| Feb 2026 | 315 | 4 ROOM | S$3,200 |
| Feb 2026 | 316 | 4 ROOM | S$3,000 |
| Jan 2026 | 317 | 4 ROOM | S$2,900 |
median of 6 HDB rental approvals for 4 ROOM on Sembawang Vista since 2025-10.
Buying or selling at S$575,354?
Buying: Stamp duty on S$575,354 · Cash and CPF needed on S$575,354 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$575,354.
Each opens with this figure filled in; change anything there.
Primary schools near 318 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 · 80 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 620 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 868 m · no 2025 Phase 2C ballot
1 to 2 km
- Northoaks Primary School · 1,284 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,721 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,883 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,930 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yishun Primary School · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 318 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 122 sqm | S$670,000 | S$5,492 psm |
| Jul 2025 | Blk 318 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 101 sqm | S$575,000 | S$5,693 psm |
| Jul 2024 | Blk 318 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 101 sqm | S$538,000 | S$5,327 psm |
| Jul 2024 | Blk 318 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Dec 2023 | Blk 318 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 100 sqm | S$535,000 | S$5,350 psm |
| Oct 2023 | Blk 318 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 100 sqm | S$503,000 | S$5,030 psm |
| Oct 2022 | Blk 318 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 122 sqm | S$528,000 | S$4,328 psm |
| Aug 2022 | Blk 318 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Apr 2022 | Blk 318 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$470,000 | S$4,653 psm |
| Nov 2021 | Blk 318 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 122 sqm | S$550,000 | S$4,508 psm |
Showing 10 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 318 · 5 ROOM | S$3,600 | — |
| Jul 2026 | Blk 318 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 318 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 318 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 318 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 318 · 5 ROOM | S$2,700 | — |
| Apr 2025 | Blk 318 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 318 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 318 · 5 ROOM | S$3,000 | — |
| Dec 2024 | Blk 318 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 318 · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 318 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 318 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 318 · 4 ROOM | S$3,100 | — |
| Apr 2023 | Blk 318 · 5 ROOM | S$2,000 | — |
| Feb 2023 | Blk 318 · 4 ROOM | S$3,700 | — |
| Dec 2022 | Blk 318 · 4 ROOM | S$3,600 | — |
| Nov 2022 | Blk 318 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 318 · 4 ROOM | S$2,250 | — |
| Jul 2021 | Blk 318 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 318 · 4 ROOM | S$1,950 | — |
| Feb 2021 | Blk 318 · 5 ROOM | S$2,050 | — |
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$551,942 | S$609,388 | S$659,979 | S$671,521 |
| 10 years | 61 years | S$534,709 | S$651,807 | S$764,524 | S$791,499 |
| 20 years | 51 years | S$492,461 | S$731,771 | S$1,006,746 | S$1,079,043 |
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.