homequant
HDB · 752357

Blk 357B Admiralty Dr

Project page · 99-year lease from 2001

Indicative value range
S$639,382 – S$681,631
Indicative mid S$648,083 · S$5,839 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 357B04 TO 06110 sqmS$625,000S$5,682 psm×1.000S$5,682 psm
Jan 2026Blk 357B04 TO 06111 sqmS$650,000S$5,856 psm×0.997S$5,839 psm
Dec 2025Blk 357B13 TO 15111 sqmS$718,000S$6,468 psm×0.996S$6,443 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.

6.30% gross yield

S$40,800 of rent a year against the estimate above · 0.09 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

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$648,083?

Buying: Stamp duty on S$648,083 · Cash and CPF needed on S$648,083 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$648,083.

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

Primary schools near 357b 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
Sept 2026
Blk 357B · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left
95 sqmS$518,000S$5,453 psm
Jul 2026
Blk 357B · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left
110 sqmS$625,000S$5,682 psm
Jan 2026
Blk 357B · 5 ROOM · 04 TO 06 · Premium Apartment · 75 years left
111 sqmS$650,000S$5,856 psm
Jan 2026
Blk 357B · 4 ROOM · 07 TO 09 · Premium Apartment · 75 years left
95 sqmS$579,000S$6,095 psm
Dec 2025
Blk 357B · 5 ROOM · 13 TO 15 · Premium Apartment · 75 years left
111 sqmS$718,000S$6,468 psm
Sept 2025
Blk 357B · 5 ROOM · 01 TO 03 · Premium Apartment · 75 years left
111 sqmS$620,000S$5,586 psm
Aug 2024
Blk 357B · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left
95 sqmS$570,888S$6,009 psm
Jun 2024
Blk 357B · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left
110 sqmS$615,000S$5,591 psm
Apr 2024
Blk 357B · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
110 sqmS$600,000S$5,455 psm
Nov 2023
Blk 357B · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left
110 sqmS$580,888S$5,281 psm
Oct 2023
Blk 357B · 4 ROOM · 10 TO 12 · Premium Apartment · 77 years left
95 sqmS$528,000S$5,558 psm
Jul 2023
Blk 357B · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left
110 sqmS$536,888S$4,881 psm
Jan 2023
Blk 357B · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left
110 sqmS$578,000S$5,255 psm
Nov 2022
Blk 357B · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left
111 sqmS$580,000S$5,225 psm
Aug 2022
Blk 357B · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left
95 sqmS$490,800S$5,166 psm
Jun 2022
Blk 357B · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left
131 sqmS$640,000S$4,886 psm
Jun 2022
Blk 357B · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left
110 sqmS$568,000S$5,164 psm
Jun 2022
Blk 357B · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left
111 sqmS$475,000S$4,279 psm
May 2022
Blk 357B · EXECUTIVE · 13 TO 15 · Premium Apartment · 78 years left
131 sqmS$628,888S$4,801 psm
See more

Showing 19 of 76.

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$621,712S$686,420S$743,406S$756,407
10 years63 yearsS$602,300S$734,201S$861,166S$891,552
20 years53 yearsS$554,712S$824,273S$1,134,007S$1,215,443

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.