Blk 336 Sembawang Cres
Project page · 99-year lease from 1999
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 337 | 07 TO 09 | 101 sqm | S$520,000 | S$5,149 psm | ×1.000 | S$5,149 psm |
| Jul 2026 | Blk 328 | 07 TO 09 | 101 sqm | S$550,000 | S$5,446 psm | ×1.000 | S$5,446 psm |
| May 2026 | Blk 326 | 10 TO 12 | 101 sqm | S$552,900 | S$5,474 psm | ×1.000 | S$5,474 psm |
| Apr 2026 | Blk 327 | 13 TO 15 | 101 sqm | S$585,000 | S$5,792 psm | ×1.000 | S$5,792 psm |
| Feb 2026 | Blk 328 | 04 TO 06 | 101 sqm | S$560,000 | S$5,545 psm | ×0.997 | S$5,528 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.
6.73% gross yield
S$37,200 of rent a year against the estimate above · 0.53 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 15 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 | 328 | 4 ROOM | S$3,300 |
| Sept 2026 | 338 | 4 ROOM | S$2,900 |
| Aug 2026 | 325 | 4 ROOM | S$3,000 |
| Jul 2026 | 327 | 4 ROOM | S$3,100 |
| Jul 2026 | 327 | 4 ROOM | S$3,100 |
| Jun 2026 | 363A | 4 ROOM | S$3,250 |
| Jun 2026 | 362A | 4 ROOM | S$3,000 |
| Mar 2026 | 327 | 4 ROOM | S$3,200 |
median of 15 HDB rental approvals for 4 ROOM on Sembawang Cres since 2025-10.
Buying or selling at S$552,900?
Buying: Stamp duty on S$552,900 · Cash and CPF needed on S$552,900 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$552,900.
Each opens with this figure filled in; change anything there.
Primary schools near 336 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
- Canberra Primary School · 363 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 554 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 760 m · no 2025 Phase 2C ballot
- Wellington Primary School · 874 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northoaks Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,322 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,436 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,684 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 336 · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 139 sqm | S$765,000 | S$5,504 psm |
| Oct 2025 | Blk 336 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 115 sqm | S$630,000 | S$5,478 psm |
| Jul 2025 | Blk 336 · EXECUTIVE · 01 TO 03 · Apartment · 73 years left | 135 sqm | S$755,000 | S$5,593 psm |
| Aug 2024 | Blk 336 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$550,000 | S$5,446 psm |
| Jul 2024 | Blk 336 · 4 ROOM · 16 TO 18 · Model A · 74 years left | 101 sqm | S$543,000 | S$5,376 psm |
| Mar 2024 | Blk 336 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$493,000 | S$4,930 psm |
| Jan 2024 | Blk 336 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Dec 2023 | Blk 336 · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 136 sqm | S$660,000 | S$4,853 psm |
| Apr 2023 | Blk 336 · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 136 sqm | S$628,000 | S$4,618 psm |
| Mar 2023 | Blk 336 · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 135 sqm | S$696,000 | S$5,156 psm |
| Mar 2023 | Blk 336 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$498,000 | S$4,931 psm |
| Sept 2022 | Blk 336 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 101 sqm | S$490,000 | S$4,851 psm |
| Nov 2021 | Blk 336 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 100 sqm | S$443,888 | S$4,439 psm |
Showing 13 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 336 · EXECUTIVE | S$3,300 | — |
| Jul 2026 | Blk 336 · 5 ROOM | S$3,350 | — |
| Jul 2026 | Blk 336 · 5 ROOM | S$3,100 | — |
| May 2026 | Blk 336 · EXECUTIVE | S$3,600 | — |
| Feb 2026 | Blk 336 · EXECUTIVE | S$3,500 | — |
| Jul 2025 | Blk 336 · 5 ROOM | S$3,850 | — |
| Jul 2025 | Blk 336 · 5 ROOM | S$2,600 | — |
| Mar 2025 | Blk 336 · 5 ROOM | S$3,500 | — |
| Mar 2025 | Blk 336 · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 336 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 336 · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 336 · 4 ROOM | S$2,900 | — |
| Sept 2024 | Blk 336 · EXECUTIVE | S$3,750 | — |
| Aug 2024 | Blk 336 · EXECUTIVE | S$3,400 | — |
| Jul 2024 | Blk 336 · 5 ROOM | S$3,250 | — |
| Jul 2024 | Blk 336 · 5 ROOM | S$2,900 | — |
| Jun 2024 | Blk 336 · EXECUTIVE | S$3,900 | — |
| May 2024 | Blk 336 · EXECUTIVE | S$3,900 | — |
| Jan 2024 | Blk 336 · EXECUTIVE | S$3,000 | — |
| Aug 2023 | Blk 336 · EXECUTIVE | S$3,500 | — |
| May 2023 | Blk 336 · 5 ROOM | S$3,850 | — |
| Nov 2022 | Blk 336 · 4 ROOM | S$3,300 | — |
| Nov 2022 | Blk 336 · EXECUTIVE | S$1,850 | — |
| Aug 2022 | Blk 336 · EXECUTIVE | S$3,500 | — |
| Jul 2022 | Blk 336 · 5 ROOM | S$3,000 | — |
| Jun 2022 | Blk 336 · 5 ROOM | S$2,450 | — |
| Jun 2022 | Blk 336 · 5 ROOM | S$1,650 | — |
| May 2022 | Blk 336 · 4 ROOM | S$2,100 | — |
| May 2022 | Blk 336 · EXECUTIVE | S$1,850 | — |
| Dec 2021 | Blk 336 · EXECUTIVE | S$2,400 | — |
| Oct 2021 | Blk 336 · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 336 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 336 · EXECUTIVE | S$2,800 | — |
| Jun 2021 | Blk 336 · EXECUTIVE | S$2,850 | — |
| Jun 2021 | Blk 336 · EXECUTIVE | S$2,500 | — |
| Jun 2021 | Blk 336 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 336 · 5 ROOM | S$2,100 | — |
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$530,402 | S$585,606 | S$634,223 | S$645,315 |
| 10 years | 61 years | S$513,841 | S$626,370 | S$734,688 | S$760,610 |
| 20 years | 51 years | S$473,242 | S$703,213 | S$967,457 | S$1,036,932 |
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.