Blk 475 Sembawang Dr
Project page · 99-year lease from 2000
Based on 37 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 479 | 10 TO 12 | 86 sqm | S$475,000 | S$5,523 psm | ×1.000 | S$5,523 psm |
| Oct 2026 | Blk 409 | 04 TO 06 | 90 sqm | S$530,000 | S$5,889 psm | ×1.000 | S$5,889 psm |
| Sept 2026 | Blk 473 | 10 TO 12 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Sept 2026 | Blk 411 | 04 TO 06 | 90 sqm | S$515,000 | S$5,722 psm | ×1.000 | S$5,722 psm |
| Sept 2026 | Blk 406 | 07 TO 09 | 86 sqm | S$515,000 | S$5,988 psm | ×1.000 | S$5,988 psm |
| Sept 2026 | Blk 478 | 04 TO 06 | 90 sqm | S$500,000 | S$5,556 psm | ×1.000 | S$5,556 psm |
| Sept 2026 | Blk 466A | 04 TO 06 | 90 sqm | S$512,000 | S$5,689 psm | ×1.000 | S$5,689 psm |
| 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 477 | 01 TO 03 | 88 sqm | S$483,000 | S$5,489 psm | ×1.000 | S$5,489 psm |
| Aug 2026 | Blk 474 | 04 TO 06 | 90 sqm | S$472,888 | S$5,254 psm | ×1.000 | S$5,254 psm |
| Aug 2026 | Blk 478 | 10 TO 12 | 91 sqm | S$500,000 | S$5,495 psm | ×1.000 | S$5,495 psm |
| Aug 2026 | Blk 466B | 19 TO 21 | 91 sqm | S$535,000 | S$5,879 psm | ×1.000 | S$5,879 psm |
| Jul 2026 | Blk 466D | 07 TO 09 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Jul 2026 | Blk 407 | 07 TO 09 | 91 sqm | S$518,000 | S$5,692 psm | ×1.000 | S$5,692 psm |
| Jun 2026 | Blk 466B | 04 TO 06 | 91 sqm | S$516,000 | S$5,670 psm | ×1.000 | S$5,670 psm |
| Jun 2026 | Blk 470 | 07 TO 09 | 90 sqm | S$520,000 | S$5,778 psm | ×1.000 | S$5,778 psm |
| Jun 2026 | Blk 411 | 10 TO 12 | 90 sqm | S$530,000 | S$5,889 psm | ×1.000 | S$5,889 psm |
| Jun 2026 | Blk 406 | 13 TO 15 | 86 sqm | S$530,000 | S$6,163 psm | ×1.000 | S$6,163 psm |
| May 2026 | Blk 466C | 13 TO 15 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| May 2026 | Blk 466B | 19 TO 21 | 93 sqm | S$540,000 | S$5,806 psm | ×1.000 | S$5,806 psm |
| Apr 2026 | Blk 474 | 01 TO 03 | 90 sqm | S$518,000 | S$5,756 psm | ×1.000 | S$5,756 psm |
| Mar 2026 | Blk 478 | 04 TO 06 | 90 sqm | S$495,000 | S$5,500 psm | ×0.997 | S$5,484 psm |
| Mar 2026 | Blk 477 | 13 TO 15 | 86 sqm | S$543,000 | S$6,314 psm | ×0.997 | S$6,295 psm |
| Mar 2026 | Blk 314 | 07 TO 09 | 96 sqm | S$540,000 | S$5,625 psm | ×0.997 | S$5,608 psm |
| Mar 2026 | Blk 470 | 04 TO 06 | 90 sqm | S$515,000 | S$5,722 psm | ×0.997 | S$5,705 psm |
| Mar 2026 | Blk 477 | 10 TO 12 | 88 sqm | S$530,000 | S$6,023 psm | ×0.997 | S$6,005 psm |
| Feb 2026 | Blk 412 | 07 TO 09 | 90 sqm | S$530,000 | S$5,889 psm | ×0.997 | S$5,872 psm |
| Jan 2026 | Blk 475 | 04 TO 06 | 90 sqm | S$515,000 | S$5,722 psm | ×0.997 | S$5,705 psm |
| Jan 2026 | Blk 466D | 16 TO 18 | 90 sqm | S$538,000 | S$5,978 psm | ×0.997 | S$5,960 psm |
| Jan 2026 | Blk 412 | 07 TO 09 | 90 sqm | S$545,000 | S$6,056 psm | ×0.997 | S$6,038 psm |
| Jan 2026 | Blk 312 | 10 TO 12 | 101 sqm | S$578,888 | S$5,732 psm | ×0.997 | S$5,715 psm |
| Dec 2025 | Blk 477 | 01 TO 03 | 88 sqm | S$545,000 | S$6,193 psm | ×0.996 | S$6,169 psm |
| Dec 2025 | Blk 466D | 07 TO 09 | 90 sqm | S$515,000 | S$5,722 psm | ×0.996 | S$5,700 psm |
| Dec 2025 | Blk 406 | 04 TO 06 | 86 sqm | S$523,888 | S$6,092 psm | ×0.996 | S$6,068 psm |
| Dec 2025 | Blk 479 | 10 TO 12 | 88 sqm | S$500,000 | S$5,682 psm | ×0.996 | S$5,660 psm |
| Dec 2025 | Blk 466D | 01 TO 03 | 90 sqm | S$505,000 | S$5,611 psm | ×0.996 | S$5,589 psm |
| Nov 2025 | Blk 466B | 07 TO 09 | 90 sqm | S$530,000 | S$5,889 psm | ×0.996 | S$5,866 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.
6.92% gross yield
S$36,000 of rent a year against the estimate above · 0.72 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$520,000?
Buying: Stamp duty on S$520,000 · Cash and CPF needed on S$520,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$520,000.
Each opens with this figure filled in; change anything there.
Primary schools near 475 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 · 97 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 310 m · no 2025 Phase 2C ballot
- Wellington Primary School · 540 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 678 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 689 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,724 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,984 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 475 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 110 sqm | S$580,000 | S$5,273 psm |
| Jan 2026 | Blk 475 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 90 sqm | S$515,000 | S$5,722 psm |
| Sept 2025 | Blk 475 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Jun 2025 | Blk 475 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Jun 2025 | Blk 475 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 90 sqm | S$547,000 | S$6,078 psm |
| Feb 2024 | Blk 475 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 90 sqm | S$475,000 | S$5,278 psm |
| Dec 2023 | Blk 475 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 91 sqm | S$468,000 | S$5,143 psm |
| Mar 2023 | Blk 475 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 90 sqm | S$430,000 | S$4,778 psm |
| Dec 2022 | Blk 475 · 4 ROOM · 01 TO 03 · Model A · 77 years left | 90 sqm | S$435,000 | S$4,833 psm |
| Sept 2022 | Blk 475 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$500,000 | S$4,545 psm |
| Dec 2021 | Blk 475 · 5 ROOM · 13 TO 15 · Improved · 78 years left | 112 sqm | S$500,000 | S$4,464 psm |
Showing 11 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 475 · 4 ROOM | S$2,500 | — |
| Jun 2025 | Blk 475 · 5 ROOM | S$3,350 | — |
| Oct 2024 | Blk 475 · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 475 · 4 ROOM | S$2,500 | — |
| Nov 2022 | Blk 475 · 5 ROOM | S$3,500 | — |
| Jan 2022 | Blk 475 · 4 ROOM | S$1,400 | — |
| Dec 2021 | Blk 475 · 5 ROOM | S$2,100 | — |
| Oct 2021 | Blk 475 · 4 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$498,840 | S$550,760 | S$596,484 | S$606,916 |
| 10 years | 62 years | S$483,265 | S$589,098 | S$690,971 | S$715,351 |
| 20 years | 52 years | S$445,082 | S$661,369 | S$909,889 | S$975,230 |
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.