Blk 353A Admiralty Dr
Project page · 99-year lease from 2002
Based on 4 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 353A | 01 TO 03 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Sept 2026 | Blk 353A | 10 TO 12 | 110 sqm | S$690,000 | S$6,273 psm | ×1.000 | S$6,273 psm |
| Feb 2026 | Blk 353A | 04 TO 06 | 110 sqm | S$655,000 | S$5,955 psm | ×0.997 | S$5,937 psm |
| Nov 2025 | Blk 353A | 04 TO 06 | 110 sqm | S$658,000 | S$5,982 psm | ×0.996 | S$5,958 psm |
How accurate is this estimate for Admiralty 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 Admiralty Dr since.
- Median error
- 5.3%
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.
6.24% gross yield
S$40,800 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 63 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 | 353B | 5 ROOM | S$3,950 |
| Sept 2026 | 359 | 5 ROOM | S$3,600 |
| Sept 2026 | 354A | 5 ROOM | S$3,400 |
| Sept 2026 | 467B | 5 ROOM | S$3,300 |
| Sept 2026 | 469B | 5 ROOM | S$3,300 |
| Sept 2026 | 469A | 5 ROOM | S$3,200 |
| Aug 2026 | 357C | 5 ROOM | S$3,800 |
| Aug 2026 | 354A | 5 ROOM | S$3,600 |
median of 63 HDB rental approvals for 5 ROOM on Admiralty Dr since 2025-10.
Buying or selling at S$654,242?
Buying: Stamp duty on S$654,242 · Cash and CPF needed on S$654,242 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$654,242.
Each opens with this figure filled in; change anything there.
Primary schools near 353a Admiralty 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 · 314 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 340 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 385 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 555 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 830 m · no 2025 Phase 2C ballot
1 to 2 km
- Riverside Primary School · 1,874 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,875 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 353A · 5 ROOM · 10 TO 12 · Improved · 74 years left | 110 sqm | S$690,000 | S$6,273 psm |
| Sept 2026 | Blk 353A · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$630,000 | S$5,727 psm |
| Feb 2026 | Blk 353A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$655,000 | S$5,955 psm |
| Nov 2025 | Blk 353A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$658,000 | S$5,982 psm |
| Aug 2025 | Blk 353A · 4 ROOM · 01 TO 03 · Model A · 76 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Nov 2024 | Blk 353A · 4 ROOM · 10 TO 12 · Model A · 76 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Oct 2024 | Blk 353A · 5 ROOM · 13 TO 15 · Improved · 76 years left | 113 sqm | S$700,000 | S$6,195 psm |
| May 2023 | Blk 353A · 5 ROOM · 13 TO 15 · Improved · 78 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Dec 2022 | Blk 353A · 4 ROOM · 01 TO 03 · Model A · 78 years left | 93 sqm | S$490,000 | S$5,269 psm |
| May 2022 | Blk 353A · 4 ROOM · 07 TO 09 · Model A · 79 years left | 93 sqm | S$480,000 | S$5,161 psm |
| Apr 2022 | Blk 353A · 5 ROOM · 01 TO 03 · Improved · 79 years left | 110 sqm | S$530,000 | S$4,818 psm |
| Jan 2022 | Blk 353A · 5 ROOM · 10 TO 12 · Improved · 79 years left | 110 sqm | S$585,000 | S$5,318 psm |
| Dec 2021 | Blk 353A · 4 ROOM · 13 TO 15 · Model A · 79 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Oct 2021 | Blk 353A · 5 ROOM · 13 TO 15 · Improved · 79 years left | 113 sqm | S$565,000 | S$5,000 psm |
Showing 14 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 353A · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 353A · 5 ROOM | S$3,600 | — |
| Oct 2025 | Blk 353A · 5 ROOM | S$3,000 | — |
| Aug 2025 | Blk 353A · 4 ROOM | S$2,100 | — |
| Jun 2025 | Blk 353A · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 353A · 5 ROOM | S$3,000 | — |
| Apr 2025 | Blk 353A · 5 ROOM | S$3,200 | — |
| Feb 2025 | Blk 353A · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 353A · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 353A · 5 ROOM | S$2,400 | — |
| Aug 2023 | Blk 353A · 5 ROOM | S$3,000 | — |
| Aug 2023 | Blk 353A · 4 ROOM | S$2,100 | — |
| Jul 2023 | Blk 353A · 5 ROOM | S$3,000 | — |
| May 2023 | Blk 353A · 5 ROOM | S$2,300 | — |
| Nov 2022 | Blk 353A · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 353A · 5 ROOM | S$2,500 | — |
| Jun 2022 | Blk 353A · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 353A · 5 ROOM | S$2,150 | — |
| Apr 2022 | Blk 353A · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 353A · 5 ROOM | S$1,950 | — |
| Aug 2021 | Blk 353A · 4 ROOM | S$1,950 | — |
| Jun 2021 | Blk 353A · 5 ROOM | S$1,900 | — |
| May 2021 | Blk 353A · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 353A · 4 ROOM | S$2,300 | — |
| Jan 2021 | Blk 353A · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 353A · 5 ROOM | S$2,200 | — |
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 74 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 | 69 years | S$627,619 | S$692,942 | S$750,470 | S$763,595 |
| 10 years | 64 years | S$608,023 | S$741,177 | S$869,349 | S$900,023 |
| 20 years | 54 years | S$559,983 | S$832,105 | S$1,144,782 | S$1,226,992 |
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.