Blk 338 Sembawang Cres
Project page · 99-year lease from 1999
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Dec 2025 | Blk 338 | 16 TO 18 | 135 sqm | S$785,000 | S$5,815 psm | ×0.996 | S$5,792 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.
5.33% gross yield
S$42,000 of rent a year against the estimate above · 0.39 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$787,707?
Buying: Stamp duty on S$787,707 · Cash and CPF needed on S$787,707 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$787,707.
Each opens with this figure filled in; change anything there.
Primary schools near 338 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 · 495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 893 m · no 2025 Phase 2C ballot
- Wellington Primary School · 975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,179 m · no 2025 Phase 2C ballot
- Greenwood Primary School · 1,230 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,414 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,631 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 338 · EXECUTIVE · 10 TO 12 · Apartment · 72 years left | 139 sqm | S$780,000 | S$5,612 psm |
| Mar 2026 | Blk 338 · EXECUTIVE · 01 TO 03 · Apartment · 73 years left | 136 sqm | S$810,000 | S$5,956 psm |
| Feb 2026 | Blk 338 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 121 sqm | S$640,000 | S$5,289 psm |
| Dec 2025 | Blk 338 · EXECUTIVE · 16 TO 18 · Apartment · 73 years left | 135 sqm | S$785,000 | S$5,815 psm |
| Oct 2025 | Blk 338 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 121 sqm | S$660,000 | S$5,455 psm |
| May 2025 | Blk 338 · 4 ROOM · 04 TO 06 · Model A · 73 years left excluded: outlier | 100 sqm | S$530,000 | S$5,300 psm |
| Dec 2024 | Blk 338 · EXECUTIVE · 01 TO 03 · Apartment · 74 years left | 136 sqm | S$703,000 | S$5,169 psm |
| Jul 2024 | Blk 338 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Jun 2024 | Blk 338 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left | 139 sqm | S$705,000 | S$5,072 psm |
| May 2024 | Blk 338 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left | 135 sqm | S$700,000 | S$5,185 psm |
| Feb 2024 | Blk 338 · EXECUTIVE · 07 TO 09 · Apartment · 75 years left | 139 sqm | S$700,200 | S$5,037 psm |
| Sept 2023 | Blk 338 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Dec 2022 | Blk 338 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 139 sqm | S$639,888 | S$4,604 psm |
| Jun 2022 | Blk 338 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 100 sqm | S$460,000 | S$4,600 psm |
| Mar 2022 | Blk 338 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 115 sqm | S$445,000 | S$3,870 psm |
| Nov 2021 | Blk 338 · 4 ROOM · 13 TO 15 · Model A · 77 years left | 101 sqm | S$455,000 | S$4,505 psm |
Showing 16 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 338 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 338 · 5 ROOM | S$3,300 | — |
| Mar 2026 | Blk 338 · 4 ROOM | S$2,900 | — |
| Aug 2025 | Blk 338 · EXECUTIVE | S$3,600 | — |
| Jul 2025 | Blk 338 · 5 ROOM | S$3,700 | — |
| Jul 2025 | Blk 338 · EXECUTIVE | S$3,600 | — |
| Jun 2025 | Blk 338 · 4 ROOM | S$2,600 | — |
| Feb 2025 | Blk 338 · EXECUTIVE | S$3,400 | — |
| Dec 2024 | Blk 338 · EXECUTIVE | S$4,000 | — |
| Nov 2024 | Blk 338 · 4 ROOM | S$2,700 | — |
| Jun 2024 | Blk 338 · 4 ROOM | S$2,600 | — |
| Dec 2023 | Blk 338 · 5 ROOM | S$2,900 | — |
| Jul 2023 | Blk 338 · EXECUTIVE | S$3,600 | — |
| Jun 2023 | Blk 338 · EXECUTIVE | S$3,600 | — |
| Oct 2022 | Blk 338 · 5 ROOM | S$2,800 | — |
| Oct 2022 | Blk 338 · EXECUTIVE | S$2,500 | — |
| Oct 2022 | Blk 338 · 4 ROOM | S$2,400 | — |
| Jun 2022 | Blk 338 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 338 · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 338 · 4 ROOM | S$1,550 | — |
| Aug 2021 | Blk 338 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 338 · EXECUTIVE | S$2,200 | — |
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$755,653 | S$834,302 | S$903,565 | S$919,368 |
| 10 years | 61 years | S$732,060 | S$892,377 | S$1,046,696 | S$1,083,627 |
| 20 years | 51 years | S$674,219 | S$1,001,854 | S$1,378,318 | S$1,477,298 |
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.