Blk 325 Sembawang Cres
Project page · 99-year lease from 1999
Based on 7 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 325 | 04 TO 06 | 123 sqm | S$670,000 | S$5,447 psm | ×1.000 | S$5,447 psm |
| Aug 2026 | Blk 327 | 04 TO 06 | 123 sqm | S$650,000 | S$5,285 psm | ×1.000 | S$5,285 psm |
| Apr 2026 | Blk 327 | 13 TO 15 | 121 sqm | S$694,000 | S$5,736 psm | ×1.000 | S$5,736 psm |
| Feb 2026 | Blk 338 | 10 TO 12 | 121 sqm | S$640,000 | S$5,289 psm | ×0.997 | S$5,274 psm |
| Jan 2026 | Blk 326 | 13 TO 15 | 121 sqm | S$685,000 | S$5,661 psm | ×0.997 | S$5,644 psm |
| Jan 2026 | Blk 327 | 13 TO 15 | 123 sqm | S$680,000 | S$5,528 psm | ×0.997 | S$5,512 psm |
| Nov 2025 | Blk 325 | 10 TO 12 | 123 sqm | S$695,000 | S$5,650 psm | ×0.996 | S$5,628 psm |
How accurate is this estimate for Sembawang Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 71 sales in Sembawang Cres since.
- Median error
- 3.0%
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.
5.97% gross yield
S$40,500 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$3,375 a month, the middle of 14 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 | 325 | 5 ROOM | S$3,300 |
| Aug 2026 | 325 | 5 ROOM | S$3,400 |
| Jul 2026 | 336 | 5 ROOM | S$3,350 |
| Jul 2026 | 336 | 5 ROOM | S$3,100 |
| Jun 2026 | 337 | 5 ROOM | S$3,600 |
| Jun 2026 | 338 | 5 ROOM | S$3,300 |
| May 2026 | 328 | 5 ROOM | S$3,500 |
| Apr 2026 | 325 | 5 ROOM | S$3,500 |
median of 14 HDB rental approvals for 5 ROOM on Sembawang Cres since 2025-10.
Buying or selling at S$677,994?
Buying: Stamp duty on S$677,994 · Cash and CPF needed on S$677,994 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$677,994.
Each opens with this figure filled in; change anything there.
Primary schools near 325 Sembawang Cres
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 · 190 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 846 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Endeavour Primary School · 1,032 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northoaks Primary School · 1,402 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,521 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,806 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,867 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 1,992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 325 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 123 sqm | S$670,000 | S$5,447 psm |
| Nov 2025 | Blk 325 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 123 sqm | S$695,000 | S$5,650 psm |
| Sept 2025 | Blk 325 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$530,000 | S$5,196 psm |
| Jul 2025 | Blk 325 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 123 sqm | S$680,000 | S$5,528 psm |
| Apr 2025 | Blk 325 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 123 sqm | S$650,000 | S$5,285 psm |
| Feb 2025 | Blk 325 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 120 sqm | S$650,000 | S$5,417 psm |
| Sept 2024 | Blk 325 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 123 sqm | S$625,000 | S$5,081 psm |
| Jul 2024 | Blk 325 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 120 sqm | S$620,000 | S$5,167 psm |
| Dec 2023 | Blk 325 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 101 sqm | S$475,000 | S$4,703 psm |
Showing 9 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 325 · 5 ROOM | S$3,300 | — |
| Aug 2026 | Blk 325 · 5 ROOM | S$3,400 | — |
| Aug 2026 | Blk 325 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 325 · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 325 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 325 · 5 ROOM | S$3,100 | — |
| Jan 2025 | Blk 325 · 4 ROOM | S$2,700 | — |
| Sept 2024 | Blk 325 · 5 ROOM | S$2,900 | — |
| Aug 2024 | Blk 325 · 5 ROOM | S$3,300 | — |
| May 2024 | Blk 325 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 325 · 5 ROOM | S$2,500 | — |
| Dec 2023 | Blk 325 · 4 ROOM | S$3,150 | — |
| Aug 2023 | Blk 325 · 5 ROOM | S$2,600 | — |
| Sept 2022 | Blk 325 · 5 ROOM | S$2,400 | — |
| Aug 2022 | Blk 325 · 5 ROOM | S$2,400 | — |
| Aug 2022 | Blk 325 · 5 ROOM | S$1,850 | — |
| Oct 2021 | Blk 325 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 325 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 325 · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 325 · 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$650,406 | S$718,100 | S$777,716 | S$791,318 |
| 10 years | 61 years | S$630,098 | S$768,086 | S$900,912 | S$932,699 |
| 20 years | 51 years | S$580,314 | S$862,316 | S$1,186,345 | S$1,271,539 |
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.