Blk 362B Sembawang Cres
Project page · 99-year lease from 2019
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 365C | 04 TO 06 | 93 sqm | S$570,000 | S$6,129 psm | ×1.000 | S$6,129 psm |
| Sept 2026 | Blk 362C | 13 TO 15 | 93 sqm | S$673,000 | S$7,237 psm | ×1.000 | S$7,237 psm |
| Sept 2026 | Blk 365B | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Aug 2026 | Blk 366A | 04 TO 06 | 93 sqm | S$608,688 | S$6,545 psm | ×1.000 | S$6,545 psm |
| Jul 2026 | Blk 366A | 13 TO 15 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| May 2026 | Blk 365C | 04 TO 06 | 93 sqm | S$585,000 | S$6,290 psm | ×1.000 | S$6,290 psm |
| Apr 2026 | Blk 362C | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Apr 2026 | Blk 362B | 10 TO 12 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Mar 2026 | Blk 363A | 01 TO 03 | 93 sqm | S$599,000 | S$6,441 psm | ×0.997 | S$6,422 psm |
| Mar 2026 | Blk 363B | 13 TO 15 | 93 sqm | S$650,000 | S$6,989 psm | ×0.997 | S$6,969 psm |
| Feb 2026 | Blk 365C | 10 TO 12 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Jan 2026 | Blk 366B | 10 TO 12 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Jan 2026 | Blk 363A | 01 TO 03 | 93 sqm | S$570,000 | S$6,129 psm | ×0.997 | S$6,111 psm |
| Jan 2026 | Blk 362A | 10 TO 12 | 93 sqm | S$600,000 | S$6,452 psm | ×0.997 | S$6,433 psm |
| Jan 2026 | Blk 365C | 16 TO 18 | 93 sqm | S$670,888 | S$7,214 psm | ×0.997 | S$7,193 psm |
| Jan 2026 | Blk 362C | 13 TO 15 | 93 sqm | S$665,000 | S$7,151 psm | ×0.997 | S$7,129 psm |
| Nov 2025 | Blk 365B | 01 TO 03 | 93 sqm | S$580,000 | S$6,237 psm | ×0.996 | S$6,212 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.
5.74% gross yield
S$37,200 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Sept 2026 | 328 | 4 ROOM | S$3,300 |
| Sept 2026 | 338 | 4 ROOM | S$2,900 |
| Aug 2026 | 325 | 4 ROOM | S$3,000 |
| Jul 2026 | 327 | 4 ROOM | S$3,100 |
| Jul 2026 | 327 | 4 ROOM | S$3,100 |
| Jun 2026 | 363A | 4 ROOM | S$3,250 |
| Jun 2026 | 362A | 4 ROOM | S$3,000 |
| Mar 2026 | 327 | 4 ROOM | S$3,200 |
median of 15 HDB rental approvals for 4 ROOM on Sembawang Cres 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 362b 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
- Canberra Primary School · 468 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 870 m · no 2025 Phase 2C ballot
1 to 2 km
- Northoaks Primary School · 1,060 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Wellington Primary School · 1,088 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greenwood Primary School · 1,115 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,211 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,455 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 362B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Apr 2026 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Nov 2025 | Blk 362B · 2 ROOM · 16 TO 18 · 2-room · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Oct 2025 | Blk 362B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Aug 2025 | Blk 362B · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$398,000 | S$8,468 psm |
| Jun 2025 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$653,000 | S$7,022 psm |
| Apr 2025 | Blk 362B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2025 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jan 2025 | Blk 362B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$480,088 | S$7,060 psm |
| Dec 2024 | Blk 362B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Sept 2024 | Blk 362B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Sept 2024 | Blk 362B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 38 sqm | S$350,000 | S$9,211 psm |
| Aug 2024 | Blk 362B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Jun 2024 | Blk 362B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$327,000 | S$8,605 psm |
| May 2024 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$618,000 | S$6,645 psm |
| May 2024 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Mar 2024 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jan 2024 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$573,888 | S$6,171 psm |
| Jan 2024 | Blk 362B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$328,000 | S$8,632 psm |
| Dec 2023 | Blk 362B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$623,000 | S$6,699 psm |
| Dec 2023 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Dec 2023 | Blk 362B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Dec 2023 | Blk 362B · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Nov 2023 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Nov 2023 | Blk 362B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2023 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Nov 2023 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Nov 2023 | Blk 362B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$456,888 | S$6,719 psm |
| Nov 2023 | Blk 362B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Oct 2023 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Sept 2023 | Blk 362B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Aug 2023 | Blk 362B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2023 | Blk 362B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Aug 2023 | Blk 362B · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 38 sqm | S$305,000 | S$8,026 psm |
| Jul 2023 | Blk 362B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$592,000 | S$6,366 psm |
| Jul 2023 | Blk 362B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2023 | Blk 362B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jun 2023 | Blk 362B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Jun 2023 | Blk 362B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$581,888 | S$6,257 psm |
| Jun 2023 | Blk 362B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 362B · 2 ROOM | S$2,100 | — |
| Apr 2026 | Blk 362B · 2 ROOM | S$2,200 | — |
| Jan 2026 | Blk 362B · 4 ROOM | S$2,500 | — |
| Jan 2026 | Blk 362B · 2 ROOM | S$1,900 | — |
| Dec 2025 | Blk 362B · 2 ROOM | S$2,400 | — |
| Sept 2025 | Blk 362B · 2 ROOM | S$2,300 | — |
| Jul 2025 | Blk 362B · 2 ROOM | S$2,600 | — |
| May 2025 | Blk 362B · 2 ROOM | S$2,350 | — |
| May 2025 | Blk 362B · 2 ROOM | S$2,100 | — |
| May 2025 | Blk 362B · 2 ROOM | S$1,300 | — |
| Apr 2025 | Blk 362B · 2 ROOM | S$2,300 | — |
| Feb 2025 | Blk 362B · 3 ROOM | S$2,000 | — |
| Jan 2025 | Blk 362B · 4 ROOM | S$2,500 | — |
| Oct 2024 | Blk 362B · 2 ROOM | S$2,200 | — |
| May 2024 | Blk 362B · 2 ROOM | S$2,250 | — |
| Apr 2024 | Blk 362B · 2 ROOM | S$2,500 | — |
| Feb 2024 | Blk 362B · 2 ROOM | S$2,300 | — |
| Feb 2024 | Blk 362B · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 362B · 2 ROOM | S$2,650 | — |
| Oct 2023 | Blk 362B · 2 ROOM | S$2,200 | — |
| Sept 2023 | Blk 362B · 2 ROOM | S$2,500 | — |
| Aug 2023 | Blk 362B · 2 ROOM | S$2,400 | — |
| Jun 2023 | Blk 362B · 2 ROOM | S$2,100 | — |
| May 2023 | Blk 362B · 2 ROOM | S$2,500 | — |
| May 2023 | Blk 362B · 2 ROOM | S$2,250 | — |
| Apr 2023 | Blk 362B · 2 ROOM | S$2,300 | — |
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$616,133 | S$680,260 | S$736,735 | S$749,620 |
| 10 years | 81 years | S$578,500 | S$705,188 | S$827,137 | S$856,321 |
| 20 years | 71 years | S$510,288 | S$758,261 | S$1,043,190 | S$1,118,104 |
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.