Blk 331 Sembawang Cl
Project page · 99-year lease from 1999
Based on 16 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 319 | 07 TO 09 | 102 sqm | S$570,000 | S$5,588 psm | ×1.000 | S$5,588 psm |
| Jul 2026 | Blk 329 | 10 TO 12 | 101 sqm | S$555,000 | S$5,495 psm | ×1.000 | S$5,495 psm |
| Jul 2026 | Blk 332 | 04 TO 06 | 100 sqm | S$508,000 | S$5,080 psm | ×1.000 | S$5,080 psm |
| Jul 2026 | Blk 331 | 01 TO 03 | 100 sqm | S$535,000 | S$5,350 psm | ×1.000 | S$5,350 psm |
| Jun 2026 | Blk 323 | 10 TO 12 | 100 sqm | S$578,000 | S$5,780 psm | ×1.000 | S$5,780 psm |
| May 2026 | Blk 340A | 01 TO 03 | 94 sqm | S$535,000 | S$5,691 psm | ×1.000 | S$5,691 psm |
| Apr 2026 | Blk 341 | 10 TO 12 | 95 sqm | S$585,000 | S$6,158 psm | ×1.000 | S$6,158 psm |
| Apr 2026 | Blk 341B | 04 TO 06 | 95 sqm | S$580,000 | S$6,105 psm | ×1.000 | S$6,105 psm |
| Mar 2026 | Blk 320 | 13 TO 15 | 101 sqm | S$590,000 | S$5,842 psm | ×0.997 | S$5,824 psm |
| Jan 2026 | Blk 340B | 01 TO 03 | 95 sqm | S$568,000 | S$5,979 psm | ×0.997 | S$5,961 psm |
| Jan 2026 | Blk 324 | 13 TO 15 | 101 sqm | S$585,000 | S$5,792 psm | ×0.997 | S$5,775 psm |
| Dec 2025 | Blk 320 | 01 TO 03 | 100 sqm | S$548,800 | S$5,488 psm | ×0.996 | S$5,466 psm |
| Dec 2025 | Blk 340A | 01 TO 03 | 95 sqm | S$553,000 | S$5,821 psm | ×0.996 | S$5,798 psm |
| Dec 2025 | Blk 339B | 01 TO 03 | 95 sqm | S$560,000 | S$5,895 psm | ×0.996 | S$5,872 psm |
| Dec 2025 | Blk 334 | 04 TO 06 | 101 sqm | S$555,000 | S$5,495 psm | ×0.996 | S$5,473 psm |
| Nov 2025 | Blk 331 | 13 TO 15 | 100 sqm | S$565,000 | S$5,650 psm | ×0.996 | S$5,628 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.
6.75% gross yield
S$38,700 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$3,225 a month, the middle of 42 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 | 332 | 4 ROOM | S$3,250 |
| Sept 2026 | 330 | 4 ROOM | S$3,200 |
| Sept 2026 | 341A | 4 ROOM | S$3,200 |
| Sept 2026 | 339B | 4 ROOM | S$3,200 |
| Sept 2026 | 330 | 4 ROOM | S$2,550 |
| Sept 2026 | 323 | 4 ROOM | S$2,200 |
| Aug 2026 | 341 | 4 ROOM | S$3,400 |
| Aug 2026 | 341B | 4 ROOM | S$3,350 |
median of 42 HDB rental approvals for 4 ROOM on Sembawang Cl since 2025-10.
Buying or selling at S$573,324?
Buying: Stamp duty on S$573,324 · Cash and CPF needed on S$573,324 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$573,324.
Each opens with this figure filled in; change anything there.
Primary schools near 331 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
- Canberra Primary School · 317 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 464 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 682 m · no 2025 Phase 2C ballot
- Wellington Primary School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northoaks Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,458 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,559 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,817 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 331 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 119 sqm | S$650,000 | S$5,462 psm |
| Jul 2026 | Blk 331 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Jul 2026 | Blk 331 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 100 sqm | S$535,000 | S$5,350 psm |
| Dec 2025 | Blk 331 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Nov 2025 | Blk 331 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 100 sqm | S$565,000 | S$5,650 psm |
| Oct 2025 | Blk 331 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 101 sqm | S$580,000 | S$5,743 psm |
| Oct 2025 | Blk 331 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 100 sqm | S$570,000 | S$5,700 psm |
| Aug 2025 | Blk 331 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 100 sqm | S$545,000 | S$5,450 psm |
| Mar 2025 | Blk 331 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$550,000 | S$5,446 psm |
| Dec 2023 | Blk 331 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 116 sqm | S$615,000 | S$5,302 psm |
| Sept 2023 | Blk 331 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 101 sqm | S$520,000 | S$5,149 psm |
| Jul 2023 | Blk 331 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 121 sqm | S$632,000 | S$5,223 psm |
| Feb 2023 | Blk 331 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 121 sqm | S$568,000 | S$4,694 psm |
| Jan 2023 | Blk 331 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 121 sqm | S$615,888 | S$5,090 psm |
| Aug 2022 | Blk 331 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$470,000 | S$4,653 psm |
| Jun 2022 | Blk 331 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$450,000 | S$4,455 psm |
| May 2022 | Blk 331 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 121 sqm | S$569,000 | S$4,702 psm |
| Mar 2022 | Blk 331 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 119 sqm | S$495,000 | S$4,160 psm |
Showing 18 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 331 · 5 ROOM | S$3,400 | — |
| Jun 2026 | Blk 331 · 4 ROOM | S$3,300 | — |
| May 2026 | Blk 331 · 5 ROOM | S$3,500 | — |
| May 2026 | Blk 331 · 5 ROOM | S$3,300 | — |
| Apr 2026 | Blk 331 · 5 ROOM | S$3,750 | — |
| Apr 2026 | Blk 331 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 331 · 5 ROOM | S$3,200 | — |
| Feb 2026 | Blk 331 · 5 ROOM | S$3,350 | — |
| Jul 2025 | Blk 331 · 5 ROOM | S$3,750 | — |
| Jul 2025 | Blk 331 · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 331 · 5 ROOM | S$3,800 | — |
| Jan 2025 | Blk 331 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 331 · 4 ROOM | S$2,600 | — |
| Jul 2024 | Blk 331 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 331 · 5 ROOM | S$3,800 | — |
| May 2024 | Blk 331 · 5 ROOM | S$3,700 | — |
| May 2024 | Blk 331 · 5 ROOM | S$3,600 | — |
| May 2024 | Blk 331 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 331 · 5 ROOM | S$3,200 | — |
| Mar 2024 | Blk 331 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 331 · 5 ROOM | S$3,200 | — |
| Jan 2024 | Blk 331 · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 331 · 5 ROOM | S$3,300 | — |
| Oct 2023 | Blk 331 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 331 · 4 ROOM | S$3,300 | — |
| Dec 2022 | Blk 331 · 4 ROOM | S$3,300 | — |
| Nov 2022 | Blk 331 · 5 ROOM | S$3,100 | — |
| Jul 2022 | Blk 331 · 5 ROOM | S$2,300 | — |
| Jun 2022 | Blk 331 · 4 ROOM | S$3,200 | — |
| Jun 2022 | Blk 331 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 331 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 331 · 5 ROOM | S$3,000 | — |
| Nov 2021 | Blk 331 · 4 ROOM | S$1,750 | — |
| Oct 2021 | Blk 331 · 5 ROOM | S$2,600 | — |
| Jul 2021 | Blk 331 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 331 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 331 · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 331 · 5 ROOM | S$2,000 | — |
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$549,994 | S$607,238 | S$657,651 | S$669,152 |
| 10 years | 61 years | S$532,822 | S$649,507 | S$761,827 | S$788,707 |
| 20 years | 51 years | S$490,723 | S$729,189 | S$1,003,194 | S$1,075,236 |
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.