homequant
HDB · 750412

Blk 412 Sembawang Dr

Project page · 99-year lease from 2001

Indicative value range
S$574,576 – S$610,844
Indicative mid S$592,952 · S$5,390 psm

Based on 28 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 466B19 TO 21111 sqmS$615,000S$5,541 psm×1.000S$5,541 psm
Oct 2026Blk 47010 TO 12110 sqmS$570,888S$5,190 psm×1.000S$5,190 psm
Sept 2026Blk 466A13 TO 15110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Sept 2026Blk 41113 TO 15110 sqmS$615,000S$5,591 psm×1.000S$5,591 psm
Sept 2026Blk 47510 TO 12110 sqmS$580,000S$5,273 psm×1.000S$5,273 psm
Sept 2026Blk 48101 TO 03110 sqmS$550,000S$5,000 psm×1.000S$5,000 psm
Sept 2026Blk 47607 TO 09110 sqmS$565,000S$5,136 psm×1.000S$5,136 psm
Aug 2026Blk 48101 TO 03110 sqmS$520,000S$4,727 psm×1.000S$4,727 psm
Jul 2026Blk 31310 TO 12121 sqmS$668,000S$5,521 psm×1.000S$5,521 psm
Jun 2026Blk 48007 TO 09110 sqmS$575,000S$5,227 psm×1.000S$5,227 psm
Jun 2026Blk 40707 TO 09110 sqmS$575,000S$5,227 psm×1.000S$5,227 psm
Jun 2026Blk 47601 TO 03110 sqmS$580,000S$5,273 psm×1.000S$5,273 psm
May 2026Blk 41307 TO 09110 sqmS$565,000S$5,136 psm×1.000S$5,136 psm
Mar 2026Blk 41013 TO 15110 sqmS$610,000S$5,545 psm×0.997S$5,529 psm
Mar 2026Blk 47607 TO 09110 sqmS$575,000S$5,227 psm×0.997S$5,212 psm
Mar 2026Blk 466B07 TO 09110 sqmS$590,000S$5,364 psm×0.997S$5,348 psm
Mar 2026Blk 41313 TO 15110 sqmS$638,000S$5,800 psm×0.997S$5,783 psm
Feb 2026Blk 466C16 TO 18113 sqmS$620,000S$5,487 psm×0.997S$5,471 psm
Feb 2026Blk 31316 TO 18121 sqmS$680,000S$5,620 psm×0.997S$5,603 psm
Feb 2026Blk 47807 TO 09110 sqmS$600,000S$5,455 psm×0.997S$5,438 psm
Feb 2026Blk 47807 TO 09110 sqmS$580,000S$5,273 psm×0.997S$5,257 psm
Jan 2026Blk 31210 TO 12120 sqmS$661,800S$5,515 psm×0.997S$5,499 psm
Jan 2026Blk 47013 TO 15110 sqmS$585,000S$5,318 psm×0.997S$5,302 psm
Jan 2026Blk 41104 TO 06110 sqmS$630,000S$5,727 psm×0.997S$5,710 psm
Jan 2026Blk 41307 TO 09110 sqmS$625,000S$5,682 psm×0.997S$5,665 psm
Dec 2025Blk 47401 TO 03110 sqmS$570,000S$5,182 psm×0.996S$5,161 psm
Dec 2025Blk 41107 TO 09110 sqmS$620,888S$5,644 psm×0.996S$5,622 psm
Nov 2025Blk 40704 TO 06110 sqmS$600,000S$5,455 psm×0.996S$5,433 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.

6.48% gross yield

S$38,400 of rent a year against the estimate above · 0.09 points above 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

ApprovedBlockFlatRent a month
Sept 20264095 ROOMS$3,500
Sept 20264125 ROOMS$3,100
Aug 20264815 ROOMS$3,900
Aug 20264075 ROOMS$3,300
Aug 20264125 ROOMS$3,200
Aug 20264115 ROOMS$3,150
Aug 20264135 ROOMS$3,100
Aug 20264105 ROOMS$3,000

median of 46 HDB rental approvals for 5 ROOM on Sembawang Dr since 2025-10.

Buying or selling at S$592,952?

Buying: Stamp duty on S$592,952 · Cash and CPF needed on S$592,952 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$592,952.

Each opens with this figure filled in; change anything there.

Primary schools near 412 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2026
Blk 412 · 4 ROOM · 07 TO 09 · Model A · 74 years left
90 sqmS$530,000S$5,889 psm
Jan 2026
Blk 412 · 4 ROOM · 07 TO 09 · Model A · 74 years left
90 sqmS$545,000S$6,056 psm
May 2025
Blk 412 · 5 ROOM · 13 TO 15 · Improved · 75 years left
110 sqmS$615,000S$5,591 psm
May 2025
Blk 412 · 5 ROOM · 10 TO 12 · Improved · 75 years left
110 sqmS$605,000S$5,500 psm
Aug 2024
Blk 412 · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$610,000S$5,545 psm
May 2024
Blk 412 · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$582,000S$5,291 psm
Mar 2024
Blk 412 · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$570,000S$5,182 psm
Feb 2024
Blk 412 · 5 ROOM · 01 TO 03 · Improved · 76 years left
110 sqmS$535,000S$4,864 psm
Jan 2024
Blk 412 · 4 ROOM · 01 TO 03 · Model A · 76 years left
90 sqmS$444,000S$4,933 psm
May 2023
Blk 412 · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$540,000S$4,909 psm
Apr 2023
Blk 412 · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$545,888S$4,963 psm
May 2022
Blk 412 · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$479,000S$4,355 psm
Dec 2021
Blk 412 · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$510,000S$4,636 psm
Dec 2021
Blk 412 · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$430,000S$4,778 psm
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Showing 14 of 55.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$568,823S$628,027S$680,165S$692,061
10 years63 yearsS$551,063S$671,743S$787,908S$815,708
20 years53 yearsS$507,523S$754,153S$1,037,538S$1,112,046

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.