Blk 337 Sembawang Cres
Project page · 99-year lease from 1999
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 337 | 13 TO 15 | 135 sqm | S$803,888 | S$5,955 psm | ×1.000 | S$5,955 psm |
| May 2026 | Blk 338 | 10 TO 12 | 139 sqm | S$780,000 | S$5,612 psm | ×1.000 | S$5,612 psm |
| Mar 2026 | Blk 338 | 01 TO 03 | 136 sqm | S$810,000 | S$5,956 psm | ×0.997 | S$5,938 psm |
| Jan 2026 | Blk 336 | 10 TO 12 | 139 sqm | S$765,000 | S$5,504 psm | ×0.997 | S$5,487 psm |
| Dec 2025 | Blk 338 | 16 TO 18 | 135 sqm | S$785,000 | S$5,815 psm | ×0.996 | S$5,792 psm |
| Dec 2025 | Blk 337 | 13 TO 15 | 136 sqm | S$780,000 | S$5,735 psm | ×0.996 | S$5,713 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.
5.37% gross yield
S$42,000 of rent a year against the estimate above · 0.43 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 336 | EXECUTIVE | S$3,300 |
| Jul 2026 | 337 | EXECUTIVE | S$4,400 |
| May 2026 | 336 | EXECUTIVE | S$3,600 |
| Feb 2026 | 336 | EXECUTIVE | S$3,500 |
| Jan 2026 | 337 | EXECUTIVE | S$3,200 |
median of 5 HDB rental approvals for EXECUTIVE on Sembawang Cres since 2025-10.
Buying or selling at S$782,321?
Buying: Stamp duty on S$782,321 · Cash and CPF needed on S$782,321 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$782,321.
Each opens with this figure filled in; change anything there.
Primary schools near 337 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 · 451 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 529 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 846 m · no 2025 Phase 2C ballot
- Wellington Primary School · 920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,145 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,283 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,448 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,675 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 337 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 101 sqm | S$520,000 | S$5,149 psm |
| Jul 2026 | Blk 337 · EXECUTIVE · 13 TO 15 · Apartment · 72 years left | 135 sqm | S$803,888 | S$5,955 psm |
| Dec 2025 | Blk 337 · EXECUTIVE · 13 TO 15 · Apartment · 73 years left | 136 sqm | S$780,000 | S$5,735 psm |
| Jun 2025 | Blk 337 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 100 sqm | S$540,000 | S$5,400 psm |
| Jul 2024 | Blk 337 · EXECUTIVE · 13 TO 15 · Apartment · 74 years left | 135 sqm | S$720,000 | S$5,333 psm |
| Oct 2023 | Blk 337 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 100 sqm | S$510,000 | S$5,100 psm |
| Jun 2023 | Blk 337 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 115 sqm | S$545,000 | S$4,739 psm |
| Nov 2022 | Blk 337 · EXECUTIVE · 13 TO 15 · Apartment · 76 years left | 136 sqm | S$658,000 | S$4,838 psm |
| Sept 2022 | Blk 337 · EXECUTIVE · 13 TO 15 · Apartment · 76 years left | 136 sqm | S$645,000 | S$4,743 psm |
Showing 9 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 337 · EXECUTIVE | S$4,400 | — |
| Jun 2026 | Blk 337 · 5 ROOM | S$3,600 | — |
| Jan 2026 | Blk 337 · EXECUTIVE | S$3,200 | — |
| Nov 2025 | Blk 337 · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 337 · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 337 · 5 ROOM | S$3,100 | — |
| Sept 2025 | Blk 337 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 337 · 5 ROOM | S$2,600 | — |
| Jun 2024 | Blk 337 · EXECUTIVE | S$3,500 | — |
| Jun 2024 | Blk 337 · EXECUTIVE | S$3,200 | — |
| Jun 2024 | Blk 337 · EXECUTIVE | S$850 | — |
| Nov 2023 | Blk 337 · EXECUTIVE | S$3,500 | — |
| Oct 2023 | Blk 337 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 337 · 5 ROOM | S$3,000 | — |
| Jul 2023 | Blk 337 · 5 ROOM | S$3,450 | — |
| Jan 2023 | Blk 337 · EXECUTIVE | S$3,000 | — |
| Jan 2023 | Blk 337 · 5 ROOM | S$1,750 | — |
| Aug 2022 | Blk 337 · EXECUTIVE | S$3,000 | — |
| Jun 2022 | Blk 337 · EXECUTIVE | S$3,000 | — |
| Oct 2021 | Blk 337 · EXECUTIVE | S$3,000 | — |
| Oct 2021 | Blk 337 · 5 ROOM | S$2,600 | — |
| Aug 2021 | Blk 337 · 5 ROOM | S$1,950 | — |
| Aug 2021 | Blk 337 · EXECUTIVE | S$1,750 | — |
| Jun 2021 | Blk 337 · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 337 · 5 ROOM | S$1,750 | — |
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$750,487 | S$828,598 | S$897,388 | S$913,082 |
| 10 years | 61 years | S$727,055 | S$886,276 | S$1,039,540 | S$1,076,219 |
| 20 years | 51 years | S$669,610 | S$995,005 | S$1,368,894 | S$1,467,197 |
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.