Blk 335 Sembawang Cl
Project page · 99-year lease from 1999
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 |
| 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 |
| Apr 2026 | Blk 335 | 13 TO 15 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Dec 2025 | Blk 335 | 07 TO 09 | 121 sqm | S$715,888 | S$5,916 psm | ×0.996 | S$5,893 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.
6.09% gross yield
S$41,400 of rent a year against the estimate above · 0.3 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$680,000?
Buying: Stamp duty on S$680,000 · Cash and CPF needed on S$680,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$680,000.
Each opens with this figure filled in; change anything there.
Primary schools near 335 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 · 348 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 621 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 752 m · no 2025 Phase 2C ballot
- Wellington Primary School · 915 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,022 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,284 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,629 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 335 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 121 sqm | S$718,808 | S$5,941 psm |
| May 2026 | Blk 335 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 120 sqm | S$650,000 | S$5,417 psm |
| May 2026 | Blk 335 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 116 sqm | S$650,000 | S$5,603 psm |
| Apr 2026 | Blk 335 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 120 sqm | S$680,000 | S$5,667 psm |
| Dec 2025 | Blk 335 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$715,888 | S$5,916 psm |
| Jan 2025 | Blk 335 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$562,000 | S$5,620 psm |
| May 2024 | Blk 335 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 116 sqm | S$605,000 | S$5,216 psm |
| Mar 2024 | Blk 335 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 100 sqm | S$480,000 | S$4,800 psm |
| Aug 2023 | Blk 335 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 120 sqm | S$590,000 | S$4,917 psm |
| Feb 2023 | Blk 335 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 116 sqm | S$605,000 | S$5,216 psm |
| Oct 2022 | Blk 335 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 100 sqm | S$455,000 | S$4,550 psm |
| May 2022 | Blk 335 · 4 ROOM · 07 TO 09 · Model A · 77 years left | 100 sqm | S$480,000 | S$4,800 psm |
| Oct 2021 | Blk 335 · 5 ROOM · 16 TO 18 · Improved · 77 years left | 116 sqm | S$510,000 | S$4,397 psm |
Showing 13 of 85.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 335 · 5 ROOM | S$3,000 | — |
| Dec 2025 | Blk 335 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 335 · 5 ROOM | S$3,700 | — |
| Jul 2025 | Blk 335 · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 335 · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 335 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 335 · 5 ROOM | S$3,600 | — |
| Aug 2023 | Blk 335 · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 335 · 5 ROOM | S$2,200 | — |
| Dec 2022 | Blk 335 · 5 ROOM | S$2,000 | — |
| Sept 2022 | Blk 335 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 335 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 335 · 5 ROOM | S$3,200 | — |
| Jul 2021 | Blk 335 · 5 ROOM | S$2,750 | — |
| Mar 2021 | Blk 335 · 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$652,330 | S$720,225 | S$780,017 | S$793,659 |
| 10 years | 61 years | S$631,962 | S$770,359 | S$903,577 | S$935,459 |
| 20 years | 51 years | S$582,031 | S$864,867 | S$1,189,855 | S$1,275,301 |
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.