Blk 408 Sembawang Dr
Project page · 99-year lease from 2001
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 471 | 07 TO 09 | 130 sqm | S$718,000 | S$5,523 psm | ×1.000 | S$5,523 psm |
| Aug 2026 | Blk 408 | 04 TO 06 | 130 sqm | S$720,000 | S$5,538 psm | ×1.000 | S$5,538 psm |
| Jul 2026 | Blk 471 | 01 TO 03 | 130 sqm | S$700,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| Jun 2026 | Blk 471 | 10 TO 12 | 130 sqm | S$690,000 | S$5,308 psm | ×1.000 | S$5,308 psm |
| Mar 2026 | Blk 408 | 10 TO 12 | 130 sqm | S$760,000 | S$5,846 psm | ×0.997 | S$5,829 psm |
How accurate is this estimate for Sembawang Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 93 sales in Sembawang Dr since.
- Median error
- 2.9%
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.
5.72% gross yield
S$41,100 of rent a year against the estimate above · 0.78 points above flats like it
Homes like this rent for about S$3,425 a month, the middle of 10 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 | 471 | EXECUTIVE | S$3,500 |
| Aug 2026 | 472 | EXECUTIVE | S$3,200 |
| Jun 2026 | 415 | EXECUTIVE | S$3,600 |
| May 2026 | 408 | EXECUTIVE | S$3,200 |
| Apr 2026 | 415 | EXECUTIVE | S$1,800 |
| Mar 2026 | 408 | EXECUTIVE | S$3,500 |
| Feb 2026 | 471 | EXECUTIVE | S$3,200 |
| Jan 2026 | 472 | EXECUTIVE | S$3,500 |
median of 10 HDB rental approvals for EXECUTIVE on Sembawang Dr since 2025-10.
Buying or selling at S$718,000?
Buying: Stamp duty on S$718,000 · Cash and CPF needed on S$718,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$718,000.
Each opens with this figure filled in; change anything there.
Primary schools near 408 Sembawang Dr
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
- Endeavour Primary School · 36 m · no 2025 Phase 2C ballot
- Canberra Primary School · 283 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 450 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 484 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Riverside Primary School · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 408 · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 130 sqm | S$720,000 | S$5,538 psm |
| Mar 2026 | Blk 408 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left | 130 sqm | S$760,000 | S$5,846 psm |
| Sept 2025 | Blk 408 · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 130 sqm | S$752,000 | S$5,785 psm |
| Jul 2025 | Blk 408 · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 130 sqm | S$720,000 | S$5,538 psm |
| Apr 2025 | Blk 408 · EXECUTIVE · 07 TO 09 · Apartment · 75 years left | 130 sqm | S$745,000 | S$5,731 psm |
| Feb 2025 | Blk 408 · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 130 sqm | S$750,000 | S$5,769 psm |
| Jan 2025 | Blk 408 · EXECUTIVE · 07 TO 09 · Apartment · 75 years left | 130 sqm | S$749,688 | S$5,767 psm |
| Jan 2025 | Blk 408 · EXECUTIVE · 13 TO 15 · Apartment · 75 years left | 130 sqm | S$788,000 | S$6,062 psm |
| Sept 2024 | Blk 408 · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 130 sqm | S$765,000 | S$5,885 psm |
| May 2024 | Blk 408 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 130 sqm | S$700,000 | S$5,385 psm |
| May 2024 | Blk 408 · EXECUTIVE · 01 TO 03 · Apartment · 76 years left | 130 sqm | S$670,000 | S$5,154 psm |
| Sept 2022 | Blk 408 · EXECUTIVE · 07 TO 09 · Apartment · 78 years left | 130 sqm | S$610,000 | S$4,692 psm |
Showing 12 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 408 · EXECUTIVE | S$3,200 | — |
| Mar 2026 | Blk 408 · EXECUTIVE | S$3,500 | — |
| Mar 2024 | Blk 408 · EXECUTIVE | S$3,500 | — |
| Mar 2024 | Blk 408 · EXECUTIVE | S$3,400 | — |
| Nov 2023 | Blk 408 · EXECUTIVE | S$2,250 | — |
| Oct 2022 | Blk 408 · EXECUTIVE | S$2,250 | — |
| Sept 2022 | Blk 408 · EXECUTIVE | S$3,300 | — |
| May 2022 | Blk 408 · EXECUTIVE | S$2,250 | — |
| Dec 2021 | Blk 408 · EXECUTIVE | S$2,250 | — |
| Sept 2021 | Blk 408 · EXECUTIVE | S$1,900 | — |
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 73 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 | 68 years | S$688,784 | S$760,473 | S$823,607 | S$838,010 |
| 10 years | 63 years | S$667,278 | S$813,408 | S$954,071 | S$987,734 |
| 20 years | 53 years | S$614,556 | S$913,198 | S$1,256,347 | S$1,346,568 |
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.