Blk 474 Sembawang Dr
Project page · 99-year lease from 2000
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 474 | 10 TO 12 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Aug 2026 | Blk 474 | 04 TO 06 | 90 sqm | S$472,888 | S$5,254 psm | ×1.000 | S$5,254 psm |
| Apr 2026 | Blk 474 | 01 TO 03 | 90 sqm | S$518,000 | S$5,756 psm | ×1.000 | S$5,756 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.
6.95% gross yield
S$36,000 of rent a year against the estimate above · 0.75 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 56 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 312 | 4 ROOM | S$3,300 |
| Sept 2026 | 463C | 4 ROOM | S$2,900 |
| Sept 2026 | 406 | 4 ROOM | S$2,400 |
| Aug 2026 | 413 | 4 ROOM | S$3,100 |
| Aug 2026 | 478 | 4 ROOM | S$3,000 |
| Jul 2026 | 463B | 4 ROOM | S$3,350 |
| Jul 2026 | 314 | 4 ROOM | S$3,200 |
| Jul 2026 | 313 | 4 ROOM | S$3,000 |
median of 56 HDB rental approvals for 4 ROOM on Sembawang Dr since 2025-10.
Buying or selling at S$518,000?
Buying: Stamp duty on S$518,000 · Cash and CPF needed on S$518,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$518,000.
Each opens with this figure filled in; change anything there.
Primary schools near 474 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
- Canberra Primary School · 34 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 332 m · no 2025 Phase 2C ballot
- Wellington Primary School · 603 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 675 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 707 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,667 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,921 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 474 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 90 sqm | S$472,888 | S$5,254 psm |
| Aug 2026 | Blk 474 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 90 sqm | S$535,000 | S$5,944 psm |
| Apr 2026 | Blk 474 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 90 sqm | S$518,000 | S$5,756 psm |
| Dec 2025 | Blk 474 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$570,000 | S$5,182 psm |
| Dec 2024 | Blk 474 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 91 sqm | S$540,000 | S$5,934 psm |
| Oct 2024 | Blk 474 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Dec 2023 | Blk 474 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 90 sqm | S$480,000 | S$5,333 psm |
| Jun 2022 | Blk 474 · 5 ROOM · 10 TO 12 · Improved · 77 years left | 110 sqm | S$510,000 | S$4,636 psm |
| Jun 2022 | Blk 474 · 4 ROOM · 13 TO 15 · Model A · 77 years left | 90 sqm | S$475,000 | S$5,278 psm |
| Feb 2022 | Blk 474 · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$485,000 | S$4,409 psm |
Showing 10 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 474 · 4 ROOM | S$3,000 | — |
| Jun 2026 | Blk 474 · 4 ROOM | S$2,500 | — |
| Mar 2026 | Blk 474 · 5 ROOM | S$2,800 | — |
| Jun 2025 | Blk 474 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 474 · 5 ROOM | S$3,440 | — |
| Apr 2025 | Blk 474 · 5 ROOM | S$3,300 | — |
| Jan 2025 | Blk 474 · 5 ROOM | S$2,800 | — |
| Jul 2024 | Blk 474 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 474 · 5 ROOM | S$3,300 | — |
| Jan 2024 | Blk 474 · 5 ROOM | S$2,800 | — |
| Sept 2023 | Blk 474 · 5 ROOM | S$2,800 | — |
| Jul 2023 | Blk 474 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 474 · 5 ROOM | S$2,200 | — |
| Apr 2023 | Blk 474 · 5 ROOM | S$2,800 | — |
| Jan 2023 | Blk 474 · 5 ROOM | S$2,500 | — |
| Oct 2022 | Blk 474 · 4 ROOM | S$1,750 | — |
| Sept 2022 | Blk 474 · 5 ROOM | S$2,100 | — |
| Jul 2022 | Blk 474 · 5 ROOM | S$2,000 | — |
| Apr 2022 | Blk 474 · 5 ROOM | S$2,800 | — |
| Dec 2021 | Blk 474 · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 474 · 4 ROOM | S$1,750 | — |
| Aug 2021 | Blk 474 · 5 ROOM | S$2,100 | — |
| Jul 2021 | Blk 474 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 474 · 5 ROOM | S$2,000 | — |
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 72 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 | 67 years | S$496,922 | S$548,642 | S$594,190 | S$604,582 |
| 10 years | 62 years | S$481,407 | S$586,832 | S$688,313 | S$712,600 |
| 20 years | 52 years | S$443,371 | S$658,825 | S$906,390 | S$971,479 |
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.