Blk 411 Sembawang Dr
Project page · 99-year lease from 2001
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 411 | 13 TO 15 | 110 sqm | S$615,000 | S$5,591 psm | ×1.000 | S$5,591 psm |
| Jan 2026 | Blk 411 | 04 TO 06 | 110 sqm | S$630,000 | S$5,727 psm | ×0.997 | S$5,710 psm |
| Dec 2025 | Blk 411 | 07 TO 09 | 110 sqm | S$620,888 | S$5,644 psm | ×0.996 | S$5,622 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.
6.21% gross yield
S$38,400 of rent a year against the estimate above · 0.18 points below flats like it
Homes like this rent for about S$3,200 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 | 409 | 5 ROOM | S$3,500 |
| Sept 2026 | 412 | 5 ROOM | S$3,100 |
| Aug 2026 | 481 | 5 ROOM | S$3,900 |
| Aug 2026 | 407 | 5 ROOM | S$3,300 |
| Aug 2026 | 412 | 5 ROOM | S$3,200 |
| Aug 2026 | 411 | 5 ROOM | S$3,150 |
| Aug 2026 | 413 | 5 ROOM | S$3,100 |
| Aug 2026 | 410 | 5 ROOM | S$3,000 |
median of 46 HDB rental approvals for 5 ROOM on Sembawang Dr since 2025-10.
Buying or selling at S$618,449?
Buying: Stamp duty on S$618,449 · Cash and CPF needed on S$618,449 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$618,449.
Each opens with this figure filled in; change anything there.
Primary schools near 411 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 · 177 m · no 2025 Phase 2C ballot
- Canberra Primary School · 233 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 416 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 603 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 776 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,794 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,892 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 411 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Sept 2026 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 90 sqm | S$515,000 | S$5,722 psm |
| Jun 2026 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Jan 2026 | Blk 411 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$630,000 | S$5,727 psm |
| Dec 2025 | Blk 411 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 110 sqm | S$620,888 | S$5,644 psm |
| Jan 2025 | Blk 411 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Oct 2024 | Blk 411 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$620,000 | S$5,636 psm |
| Aug 2024 | Blk 411 · 4 ROOM · 01 TO 03 · Model A · 76 years left | 90 sqm | S$480,000 | S$5,333 psm |
| Nov 2023 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$470,000 | S$5,222 psm |
| Aug 2023 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$460,000 | S$5,111 psm |
| Mar 2023 | Blk 411 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$530,000 | S$4,818 psm |
| Mar 2023 | Blk 411 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$510,000 | S$4,636 psm |
| Feb 2023 | Blk 411 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$550,000 | S$5,000 psm |
| Nov 2022 | Blk 411 · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$525,000 | S$4,773 psm |
| Nov 2022 | Blk 411 · 4 ROOM · 13 TO 15 · Model A · 78 years left | 90 sqm | S$448,000 | S$4,978 psm |
| Nov 2021 | Blk 411 · 4 ROOM · 13 TO 15 · Model A · 78 years left | 90 sqm | S$425,000 | S$4,722 psm |
Showing 16 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 411 · 5 ROOM | S$3,150 | — |
| Jun 2026 | Blk 411 · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 411 · 5 ROOM | S$3,200 | — |
| Oct 2025 | Blk 411 · 5 ROOM | S$3,200 | — |
| Jul 2025 | Blk 411 · 5 ROOM | S$3,400 | — |
| Jun 2025 | Blk 411 · 5 ROOM | S$3,200 | — |
| May 2025 | Blk 411 · 5 ROOM | S$3,000 | — |
| Apr 2025 | Blk 411 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 411 · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 411 · 5 ROOM | S$3,100 | — |
| Dec 2023 | Blk 411 · 5 ROOM | S$3,500 | — |
| Oct 2023 | Blk 411 · 5 ROOM | S$3,400 | — |
| Apr 2023 | Blk 411 · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 411 · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 411 · 5 ROOM | S$3,000 | — |
| Jun 2022 | Blk 411 · 5 ROOM | S$2,400 | — |
| Jan 2022 | Blk 411 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 411 · 5 ROOM | S$1,800 | — |
| Sept 2021 | Blk 411 · 5 ROOM | S$2,200 | — |
| May 2021 | Blk 411 · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 411 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 411 · 4 ROOM | 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$593,283 | S$655,032 | S$709,412 | S$721,819 |
| 10 years | 63 years | S$574,759 | S$700,628 | S$821,788 | S$850,784 |
| 20 years | 53 years | S$529,347 | S$786,582 | S$1,082,152 | S$1,159,864 |
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.