Blk 322 Sembawang Cl
Project page · 99-year lease from 1999
Based on 29 sales in this street, last 12 months. Search widened 1 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 335 | 10 TO 12 | 121 sqm | S$718,808 | S$5,941 psm | ×1.000 | S$5,941 psm |
| Sept 2026 | Blk 341B | 04 TO 06 | 111 sqm | S$640,000 | S$5,766 psm | ×1.000 | S$5,766 psm |
| Sept 2026 | Blk 324 | 07 TO 09 | 123 sqm | S$672,000 | S$5,463 psm | ×1.000 | S$5,463 psm |
| Sept 2026 | Blk 331 | 13 TO 15 | 119 sqm | S$650,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Aug 2026 | Blk 330 | 10 TO 12 | 119 sqm | S$675,000 | S$5,672 psm | ×1.000 | S$5,672 psm |
| Aug 2026 | Blk 339A | 01 TO 03 | 114 sqm | S$638,000 | S$5,596 psm | ×1.000 | S$5,596 psm |
| Jul 2026 | Blk 331 | 07 TO 09 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,372 psm |
| Jul 2026 | Blk 330 | 04 TO 06 | 121 sqm | S$670,000 | S$5,537 psm | ×1.000 | S$5,537 psm |
| Jul 2026 | Blk 339A | 07 TO 09 | 110 sqm | S$655,000 | S$5,955 psm | ×1.000 | S$5,955 psm |
| Jul 2026 | Blk 339A | 13 TO 15 | 111 sqm | S$630,000 | S$5,676 psm | ×1.000 | S$5,676 psm |
| Jun 2026 | Blk 321 | 07 TO 09 | 123 sqm | S$676,000 | S$5,496 psm | ×1.000 | S$5,496 psm |
| May 2026 | Blk 335 | 04 TO 06 | 116 sqm | S$650,000 | S$5,603 psm | ×1.000 | S$5,603 psm |
| May 2026 | Blk 335 | 07 TO 09 | 120 sqm | S$650,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| May 2026 | Blk 333 | 13 TO 15 | 115 sqm | S$625,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Apr 2026 | Blk 330 | 07 TO 09 | 115 sqm | S$675,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Apr 2026 | Blk 335 | 13 TO 15 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Apr 2026 | Blk 330 | 07 TO 09 | 119 sqm | S$650,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Apr 2026 | Blk 323 | 10 TO 12 | 123 sqm | S$680,000 | S$5,528 psm | ×1.000 | S$5,528 psm |
| Mar 2026 | Blk 322 | 07 TO 09 | 123 sqm | S$720,000 | S$5,854 psm | ×0.997 | S$5,836 psm |
| Feb 2026 | Blk 330 | 04 TO 06 | 115 sqm | S$638,000 | S$5,548 psm | ×0.997 | S$5,531 psm |
| Feb 2026 | Blk 341A | 10 TO 12 | 110 sqm | S$675,000 | S$6,136 psm | ×0.997 | S$6,118 psm |
| Feb 2026 | Blk 341B | 04 TO 06 | 111 sqm | S$655,000 | S$5,901 psm | ×0.997 | S$5,883 psm |
| Feb 2026 | Blk 329 | 07 TO 09 | 115 sqm | S$690,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Jan 2026 | Blk 334 | 04 TO 06 | 121 sqm | S$690,000 | S$5,702 psm | ×0.997 | S$5,686 psm |
| Dec 2025 | Blk 335 | 07 TO 09 | 121 sqm | S$715,888 | S$5,916 psm | ×0.996 | S$5,893 psm |
| Dec 2025 | Blk 331 | 04 TO 06 | 121 sqm | S$640,000 | S$5,289 psm | ×0.996 | S$5,268 psm |
| Dec 2025 | Blk 340A | 13 TO 15 | 111 sqm | S$675,000 | S$6,081 psm | ×0.996 | S$6,057 psm |
| Dec 2025 | Blk 341B | 07 TO 09 | 111 sqm | S$680,000 | S$6,126 psm | ×0.996 | S$6,102 psm |
| Nov 2025 | Blk 339A | 04 TO 06 | 110 sqm | S$638,000 | S$5,800 psm | ×0.996 | S$5,777 psm |
How accurate is this estimate for Sembawang Cl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 50 sales in Sembawang Cl since.
- Median error
- 3.9%
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.
5.93% gross yield
S$41,400 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$3,450 a month, the middle of 46 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 |
|---|---|---|---|
| Sept 2026 | 323 | 5 ROOM | S$3,500 |
| Sept 2026 | 340A | 5 ROOM | S$3,000 |
| Aug 2026 | 329 | 5 ROOM | S$3,700 |
| Aug 2026 | 331 | 5 ROOM | S$3,400 |
| Aug 2026 | 341A | 5 ROOM | S$3,000 |
| Aug 2026 | 335 | 5 ROOM | S$3,000 |
| Jul 2026 | 341A | 5 ROOM | S$3,750 |
| Jul 2026 | 340A | 5 ROOM | S$3,550 |
median of 46 HDB rental approvals for 5 ROOM on Sembawang Cl since 2025-10.
Buying or selling at S$697,689?
Buying: Stamp duty on S$697,689 · Cash and CPF needed on S$697,689 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$697,689.
Each opens with this figure filled in; change anything there.
Primary schools near 322 Sembawang Cl
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 · 232 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 583 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,277 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,518 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,747 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,957 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 322 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$720,000 | S$5,854 psm |
| Jun 2025 | Blk 322 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$690,000 | S$5,702 psm |
| Mar 2025 | Blk 322 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 100 sqm | S$553,800 | S$5,538 psm |
| Mar 2025 | Blk 322 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 100 sqm | S$628,000 | S$6,280 psm |
| Jan 2025 | Blk 322 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 123 sqm | S$635,000 | S$5,163 psm |
| Jan 2025 | Blk 322 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 101 sqm | S$550,000 | S$5,446 psm |
| Dec 2023 | Blk 322 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$505,000 | S$5,000 psm |
| Jun 2023 | Blk 322 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 123 sqm | S$570,000 | S$4,634 psm |
| Apr 2023 | Blk 322 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 121 sqm | S$608,000 | S$5,025 psm |
| Feb 2023 | Blk 322 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 101 sqm | S$515,000 | S$5,099 psm |
| Jan 2023 | Blk 322 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 120 sqm | S$600,000 | S$5,000 psm |
| Aug 2022 | Blk 322 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 120 sqm | S$575,000 | S$4,792 psm |
| Jan 2022 | Blk 322 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 123 sqm | S$573,000 | S$4,659 psm |
Showing 13 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 322 · 5 ROOM | S$3,150 | — |
| Nov 2025 | Blk 322 · 4 ROOM | S$2,700 | — |
| Sept 2025 | Blk 322 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 322 · 5 ROOM | S$3,600 | — |
| Aug 2024 | Blk 322 · 4 ROOM | S$2,300 | — |
| Jun 2024 | Blk 322 · 5 ROOM | S$3,600 | — |
| Jun 2024 | Blk 322 · 5 ROOM | S$2,900 | — |
| Dec 2023 | Blk 322 · 4 ROOM | S$2,800 | — |
| Dec 2023 | Blk 322 · 4 ROOM | S$2,500 | — |
| Oct 2023 | Blk 322 · 4 ROOM | S$3,350 | — |
| Aug 2023 | Blk 322 · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 322 · 5 ROOM | S$3,100 | — |
| Jun 2023 | Blk 322 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 322 · 5 ROOM | S$2,500 | — |
| May 2022 | Blk 322 · 5 ROOM | S$2,400 | — |
| Oct 2021 | Blk 322 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 322 · 5 ROOM | S$1,800 | — |
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$669,299 | S$738,960 | S$800,308 | S$814,304 |
| 10 years | 61 years | S$648,402 | S$790,398 | S$927,082 | S$959,793 |
| 20 years | 51 years | S$597,171 | S$887,365 | S$1,220,806 | S$1,308,475 |
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.