Blk 365A Sembawang Cres
Project page · 99-year lease from 2019
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 366B | 13 TO 15 | 48 sqm | S$378,000 | S$7,875 psm | ×1.000 | S$7,875 psm |
| Jun 2026 | Blk 366B | 10 TO 12 | 48 sqm | S$365,000 | S$7,604 psm | ×1.000 | S$7,604 psm |
| May 2026 | Blk 366A | 07 TO 09 | 48 sqm | S$377,000 | S$7,854 psm | ×1.000 | S$7,854 psm |
| May 2026 | Blk 365A | 07 TO 09 | 48 sqm | S$390,000 | S$8,125 psm | ×1.000 | S$8,125 psm |
| Apr 2026 | Blk 366A | 04 TO 06 | 48 sqm | S$365,000 | S$7,604 psm | ×1.000 | S$7,604 psm |
| Apr 2026 | Blk 363B | 07 TO 09 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Mar 2026 | Blk 363B | 01 TO 03 | 47 sqm | S$368,000 | S$7,830 psm | ×0.997 | S$7,807 psm |
| Jan 2026 | Blk 366A | 07 TO 09 | 48 sqm | S$372,000 | S$7,750 psm | ×0.997 | S$7,727 psm |
| Dec 2025 | Blk 363A | 13 TO 15 | 47 sqm | S$400,000 | S$8,511 psm | ×0.996 | S$8,477 psm |
| Nov 2025 | Blk 363B | 01 TO 03 | 47 sqm | S$380,000 | S$8,085 psm | ×0.996 | S$8,053 psm |
| Nov 2025 | Blk 365A | 07 TO 09 | 48 sqm | S$391,000 | S$8,146 psm | ×0.996 | S$8,114 psm |
| Nov 2025 | Blk 366A | 10 TO 12 | 48 sqm | S$375,000 | S$7,813 psm | ×0.996 | S$7,782 psm |
| Nov 2025 | Blk 362B | 16 TO 18 | 47 sqm | S$380,000 | S$8,085 psm | ×0.996 | S$8,053 psm |
How accurate is this estimate for Sembawang Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 71 sales in Sembawang Cres since.
- Median error
- 3.0%
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.
7.14% gross yield
S$27,000 of rent a year against the estimate above · 0.16 points below flats like it
Homes like this rent for about S$2,250 a month, the middle of 34 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 |
|---|---|---|---|
| Aug 2026 | 366A | 2 ROOM | S$2,500 |
| Aug 2026 | 363B | 2 ROOM | S$2,500 |
| Aug 2026 | 363B | 2 ROOM | S$2,300 |
| Aug 2026 | 365A | 2 ROOM | S$2,300 |
| Aug 2026 | 363B | 2 ROOM | S$2,300 |
| Aug 2026 | 366B | 2 ROOM | S$2,250 |
| Aug 2026 | 363B | 2 ROOM | S$2,150 |
| Aug 2026 | 366A | 2 ROOM | S$2,000 |
median of 34 HDB rental approvals for 2 ROOM on Sembawang Cres since 2025-10.
Buying or selling at S$378,000?
Buying: Stamp duty on S$378,000 · Cash and CPF needed on S$378,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$378,000.
Each opens with this figure filled in; change anything there.
Primary schools near 365a Sembawang Cres
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
- Sembawang Primary School · 383 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 699 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Endeavour Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenwood Primary School · 1,328 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,402 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,631 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 48 sqm | S$390,000 | S$8,125 psm |
| Jan 2026 | Blk 365A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$518,888 | S$7,631 psm |
| Jan 2026 | Blk 365A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Jan 2026 | Blk 365A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 38 sqm | S$368,000 | S$9,684 psm |
| Nov 2025 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 48 sqm | S$391,000 | S$8,146 psm |
| Jul 2025 | Blk 365A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Jul 2025 | Blk 365A · 2 ROOM · 13 TO 15 · 2-room · 93 years left | 38 sqm | S$366,000 | S$9,632 psm |
| Jun 2025 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 48 sqm | S$385,000 | S$8,021 psm |
| Mar 2025 | Blk 365A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Mar 2025 | Blk 365A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Feb 2025 | Blk 365A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 48 sqm | S$346,888 | S$7,227 psm |
| Oct 2024 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$360,888 | S$9,497 psm |
| Aug 2024 | Blk 365A · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 38 sqm | S$345,000 | S$9,079 psm |
| Jul 2024 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Apr 2024 | Blk 365A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$631,888 | S$6,794 psm |
| Apr 2024 | Blk 365A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$573,000 | S$6,161 psm |
| Feb 2024 | Blk 365A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$452,000 | S$6,647 psm |
| Feb 2024 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Jan 2024 | Blk 365A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jan 2024 | Blk 365A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Nov 2023 | Blk 365A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Oct 2023 | Blk 365A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$576,000 | S$6,194 psm |
| Oct 2023 | Blk 365A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Oct 2023 | Blk 365A · 3 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 68 sqm | S$410,000 | S$6,029 psm |
| Oct 2023 | Blk 365A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 48 sqm | S$320,000 | S$6,667 psm |
| Sept 2023 | Blk 365A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Sept 2023 | Blk 365A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$328,000 | S$8,632 psm |
| May 2023 | Blk 365A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Apr 2023 | Blk 365A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 48 sqm | S$348,000 | S$7,250 psm |
| Apr 2023 | Blk 365A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 48 sqm | S$330,000 | S$6,875 psm |
| Mar 2023 | Blk 365A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 48 sqm | S$355,000 | S$7,396 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 365A · 3 ROOM | S$2,600 | — |
| Aug 2026 | Blk 365A · 2 ROOM | S$2,300 | — |
| Jul 2026 | Blk 365A · 2 ROOM | S$2,600 | — |
| May 2026 | Blk 365A · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 365A · 2 ROOM | S$2,200 | — |
| Nov 2025 | Blk 365A · 2 ROOM | S$1,600 | — |
| Sept 2025 | Blk 365A · 2 ROOM | S$2,600 | — |
| Aug 2025 | Blk 365A · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 365A · 2 ROOM | S$2,300 | — |
| Dec 2024 | Blk 365A · 2 ROOM | S$2,450 | — |
| Dec 2024 | Blk 365A · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 365A · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 365A · 2 ROOM | S$2,400 | — |
| Jan 2024 | Blk 365A · 2 ROOM | S$2,200 | — |
| Dec 2023 | Blk 365A · 2 ROOM | S$1,600 | — |
| Sept 2023 | Blk 365A · 2 ROOM | S$2,700 | — |
| Aug 2023 | Blk 365A · 2 ROOM | S$2,500 | — |
| Jun 2023 | Blk 365A · 2 ROOM | S$2,500 | — |
| May 2023 | Blk 365A · 4 ROOM | S$2,800 | — |
| Apr 2023 | Blk 365A · 2 ROOM | S$2,000 | — |
| Mar 2023 | Blk 365A · 2 ROOM | S$2,650 | — |
| Mar 2023 | Blk 365A · 2 ROOM | S$2,000 | — |
| Dec 2022 | Blk 365A · 3 ROOM | S$3,300 | — |
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 91 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 | 86 years | S$359,365 | S$396,768 | S$429,707 | S$437,222 |
| 10 years | 81 years | S$337,415 | S$411,307 | S$482,435 | S$499,457 |
| 20 years | 71 years | S$297,630 | S$442,263 | S$608,450 | S$652,144 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.