Blk 359B Admiralty Dr
Project page · 99-year lease from 2001
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 359B | 04 TO 06 | 111 sqm | S$608,000 | S$5,477 psm | ×1.000 | S$5,477 psm |
| Nov 2025 | Blk 359B | 13 TO 15 | 111 sqm | S$633,000 | S$5,703 psm | ×0.996 | S$5,680 psm |
| Nov 2025 | Blk 359B | 01 TO 03 | 114 sqm | S$620,000 | S$5,439 psm | ×0.996 | S$5,417 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.
6.77% gross yield
S$40,800 of rent a year against the estimate above · 0.38 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
| 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$602,523?
Buying: Stamp duty on S$602,523 · Cash and CPF needed on S$602,523 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$602,523.
Each opens with this figure filled in; change anything there.
Primary schools near 359b 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 · 95 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 492 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 737 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 755 m · no 2025 Phase 2C ballot
- Wellington Primary School · 797 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,412 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,467 m · no 2025 Phase 2C ballot
- Admiralty Primary School · 1,724 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 359B · EXECUTIVE · 13 TO 15 · Premium Apartment · 74 years left | 131 sqm | S$735,000 | S$5,611 psm |
| Aug 2026 | Blk 359B · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 111 sqm | S$608,000 | S$5,477 psm |
| Aug 2026 | Blk 359B · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 95 sqm | S$500,000 | S$5,263 psm |
| Nov 2025 | Blk 359B · 5 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 114 sqm | S$620,000 | S$5,439 psm |
| Nov 2025 | Blk 359B · 5 ROOM · 13 TO 15 · Premium Apartment · 75 years left | 111 sqm | S$633,000 | S$5,703 psm |
| Jul 2025 | Blk 359B · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 110 sqm | S$618,000 | S$5,618 psm |
| Apr 2025 | Blk 359B · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 110 sqm | S$647,000 | S$5,882 psm |
| Jan 2025 | Blk 359B · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 110 sqm | S$618,000 | S$5,618 psm |
| Nov 2024 | Blk 359B · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 95 sqm | S$565,888 | S$5,957 psm |
| Oct 2024 | Blk 359B · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 95 sqm | S$565,000 | S$5,947 psm |
| Jul 2024 | Blk 359B · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Dec 2023 | Blk 359B · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 95 sqm | S$500,000 | S$5,263 psm |
| May 2023 | Blk 359B · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 131 sqm | S$640,000 | S$4,886 psm |
| May 2023 | Blk 359B · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 95 sqm | S$510,000 | S$5,368 psm |
| Jan 2023 | Blk 359B · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Sept 2022 | Blk 359B · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 110 sqm | S$555,000 | S$5,045 psm |
| Jun 2022 | Blk 359B · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left | 131 sqm | S$621,000 | S$4,740 psm |
| Oct 2021 | Blk 359B · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 111 sqm | S$500,000 | S$4,505 psm |
| Oct 2021 | Blk 359B · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 110 sqm | S$448,000 | S$4,073 psm |
Showing 19 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 359B · 4 ROOM | S$2,400 | — |
| Jul 2026 | Blk 359B · 5 ROOM | S$3,450 | — |
| Mar 2026 | Blk 359B · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 359B · EXECUTIVE | S$3,200 | — |
| Feb 2026 | Blk 359B · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 359B · 5 ROOM | S$3,200 | — |
| Nov 2025 | Blk 359B · EXECUTIVE | S$2,750 | — |
| Aug 2025 | Blk 359B · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 359B · 4 ROOM | S$2,550 | — |
| Jan 2025 | Blk 359B · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 359B · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 359B · 4 ROOM | S$2,400 | — |
| Jul 2024 | Blk 359B · 5 ROOM | S$3,100 | — |
| Mar 2024 | Blk 359B · 5 ROOM | S$3,700 | — |
| Mar 2024 | Blk 359B · EXECUTIVE | S$3,200 | — |
| Nov 2023 | Blk 359B · 5 ROOM | S$2,400 | — |
| Nov 2023 | Blk 359B · EXECUTIVE | S$2,300 | — |
| Oct 2023 | Blk 359B · 5 ROOM | S$1,800 | — |
| Jul 2023 | Blk 359B · 5 ROOM | S$3,000 | — |
| Mar 2023 | Blk 359B · 5 ROOM | S$3,500 | — |
| Jan 2023 | Blk 359B · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 359B · EXECUTIVE | S$2,000 | — |
| Aug 2022 | Blk 359B · 5 ROOM | S$2,500 | — |
| Jul 2022 | Blk 359B · 4 ROOM | S$1,800 | — |
| Feb 2022 | Blk 359B · EXECUTIVE | S$2,600 | — |
| Jan 2022 | Blk 359B · 4 ROOM | S$2,800 | — |
| Nov 2021 | Blk 359B · 5 ROOM | S$1,950 | — |
| Oct 2021 | Blk 359B · EXECUTIVE | S$1,950 | — |
| Oct 2021 | Blk 359B · 5 ROOM | S$1,800 | — |
| Aug 2021 | Blk 359B · EXECUTIVE | S$2,000 | — |
| Jul 2021 | Blk 359B · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 359B · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 359B · EXECUTIVE | S$2,050 | — |
| Feb 2021 | Blk 359B · 5 ROOM | S$1,600 | — |
| Jan 2021 | Blk 359B · 4 ROOM | S$2,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$578,005 | S$638,164 | S$691,144 | S$703,231 |
| 10 years | 63 years | S$559,958 | S$682,586 | S$800,626 | S$828,875 |
| 20 years | 53 years | S$515,716 | S$766,326 | S$1,054,286 | S$1,129,996 |
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.