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HDB · 752354

Blk 354B Admiralty Dr

Project page · 99-year lease from 2001

Indicative value range
S$585,193 – S$644,845
Indicative mid S$610,000 · S$5,545 psm

Based on 35 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
Sept 2026Blk 359C07 TO 09111 sqmS$588,000S$5,297 psm×1.000S$5,297 psm
Sept 2026Blk 353A01 TO 03110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Sept 2026Blk 359C10 TO 12110 sqmS$608,888S$5,535 psm×1.000S$5,535 psm
Sept 2026Blk 356A07 TO 09111 sqmS$595,000S$5,360 psm×1.000S$5,360 psm
Sept 2026Blk 353A10 TO 12110 sqmS$690,000S$6,273 psm×1.000S$6,273 psm
Aug 2026Blk 468B01 TO 03118 sqmS$578,000S$4,898 psm×1.000S$4,898 psm
Aug 2026Blk 468B01 TO 03118 sqmS$540,000S$4,576 psm×1.000S$4,576 psm
Aug 2026Blk 359B04 TO 06111 sqmS$608,000S$5,477 psm×1.000S$5,477 psm
Aug 2026Blk 354A13 TO 15113 sqmS$668,000S$5,912 psm×1.000S$5,912 psm
Aug 2026Blk 356B01 TO 03111 sqmS$580,000S$5,225 psm×1.000S$5,225 psm
Jul 2026Blk 360C10 TO 12111 sqmS$600,000S$5,405 psm×1.000S$5,405 psm
Jul 2026Blk 469A04 TO 06118 sqmS$595,000S$5,042 psm×1.000S$5,042 psm
Jul 2026Blk 357C01 TO 03111 sqmS$680,000S$6,126 psm×1.000S$6,126 psm
Jul 2026Blk 468C01 TO 03118 sqmS$575,000S$4,873 psm×1.000S$4,873 psm
Jul 2026Blk 469A01 TO 03118 sqmS$540,000S$4,576 psm×1.000S$4,576 psm
Jul 2026Blk 357B04 TO 06110 sqmS$625,000S$5,682 psm×1.000S$5,682 psm
Jun 2026Blk 357C01 TO 03110 sqmS$610,000S$5,545 psm×1.000S$5,545 psm
Apr 2026Blk 354A04 TO 06110 sqmS$638,888S$5,808 psm×1.000S$5,808 psm
Mar 2026Blk 468C01 TO 03118 sqmS$580,000S$4,915 psm×0.997S$4,901 psm
Mar 2026Blk 356C16 TO 18110 sqmS$678,000S$6,164 psm×0.997S$6,145 psm
Mar 2026Blk 359A10 TO 12111 sqmS$625,000S$5,631 psm×0.997S$5,614 psm
Feb 2026Blk 353A04 TO 06110 sqmS$655,000S$5,955 psm×0.997S$5,937 psm
Feb 2026Blk 360C13 TO 15110 sqmS$608,888S$5,535 psm×0.997S$5,519 psm
Feb 2026Blk 357A16 TO 18111 sqmS$602,888S$5,431 psm×0.997S$5,415 psm
Jan 2026Blk 357B04 TO 06111 sqmS$650,000S$5,856 psm×0.997S$5,839 psm
Jan 2026Blk 359A13 TO 15110 sqmS$620,000S$5,636 psm×0.997S$5,620 psm
Jan 2026Blk 353C13 TO 15112 sqmS$698,000S$6,232 psm×0.997S$6,214 psm
Dec 2025Blk 357B13 TO 15111 sqmS$718,000S$6,468 psm×0.996S$6,443 psm
Nov 2025Blk 359B13 TO 15111 sqmS$633,000S$5,703 psm×0.996S$5,680 psm
Nov 2025Blk 354B04 TO 06110 sqmS$650,000S$5,909 psm×0.996S$5,886 psm
Nov 2025Blk 357C04 TO 06110 sqmS$590,000S$5,364 psm×0.996S$5,343 psm
Nov 2025Blk 360B01 TO 03111 sqmS$545,000S$4,910 psm×0.996S$4,891 psm
Nov 2025Blk 353A04 TO 06110 sqmS$658,000S$5,982 psm×0.996S$5,958 psm
Nov 2025Blk 359B01 TO 03114 sqmS$620,000S$5,439 psm×0.996S$5,417 psm
Nov 2025Blk 360B13 TO 15110 sqmS$630,888S$5,735 psm×0.996S$5,713 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.

6.69% gross yield

S$40,800 of rent a year against the estimate above · 0.3 points above 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

ApprovedBlockFlatRent a month
Sept 2026353B5 ROOMS$3,950
Sept 20263595 ROOMS$3,600
Sept 2026354A5 ROOMS$3,400
Sept 2026467B5 ROOMS$3,300
Sept 2026469B5 ROOMS$3,300
Sept 2026469A5 ROOMS$3,200
Aug 2026357C5 ROOMS$3,800
Aug 2026354A5 ROOMS$3,600

median of 63 HDB rental approvals for 5 ROOM on Admiralty Dr since 2025-10.

Buying or selling at S$610,000?

Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$610,000.

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

Primary schools near 354b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 354B · 5 ROOM · 04 TO 06 · Improved · 75 years left
110 sqmS$650,000S$5,909 psm
Aug 2025
Blk 354B · 4 ROOM · 10 TO 12 · Model A · 75 years left
93 sqmS$610,000S$6,559 psm
Jan 2023
Blk 354B · 5 ROOM · 10 TO 12 · Improved · 78 years left
110 sqmS$590,000S$5,364 psm
Jul 2022
Blk 354B · 5 ROOM · 01 TO 03 · Improved · 79 years left
110 sqmS$490,000S$4,455 psm
Nov 2021
Blk 354B · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$535,000S$4,864 psm
See more

Showing 5 of 61.

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$585,177S$646,083S$699,720S$711,958
10 years63 yearsS$566,907S$691,056S$810,561S$839,160
20 years53 yearsS$522,115S$775,835S$1,067,368S$1,144,018

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.