Blk 363B Sembawang Cres
Project page · 99-year lease from 2019
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Nov 2025 | Blk 363B | 01 TO 03 | 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.
7.13% gross yield
S$27,000 of rent a year against the estimate above · 0.17 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$378,507?
Buying: Stamp duty on S$378,507 · Cash and CPF needed on S$378,507 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$378,507.
Each opens with this figure filled in; change anything there.
Primary schools near 363b 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 · 545 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 750 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 950 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Greenwood Primary School · 1,069 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Wellington Primary School · 1,127 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 1,154 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,229 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,446 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 363B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Aug 2026 | Blk 363B · 2 ROOM · 07 TO 09 · 2-room · 92 years left | 38 sqm | S$355,000 | S$9,342 psm |
| Jun 2026 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 92 years left | 38 sqm | S$355,000 | S$9,342 psm |
| May 2026 | Blk 363B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$492,000 | S$7,235 psm |
| Apr 2026 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Mar 2026 | Blk 363B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Mar 2026 | Blk 363B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Feb 2026 | Blk 363B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Nov 2025 | Blk 363B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Oct 2025 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 38 sqm | S$360,888 | S$9,497 psm |
| Aug 2025 | Blk 363B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jul 2025 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$370,000 | S$9,737 psm |
| Jun 2025 | Blk 363B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jun 2025 | Blk 363B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Feb 2025 | Blk 363B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Nov 2024 | Blk 363B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Oct 2024 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$368,888 | S$7,849 psm |
| Sept 2024 | Blk 363B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2024 | Blk 363B · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Jul 2024 | Blk 363B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$558,000 | S$6,000 psm |
| May 2024 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Apr 2024 | Blk 363B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2024 | Blk 363B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Apr 2024 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Mar 2024 | Blk 363B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Feb 2024 | Blk 363B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Feb 2024 | Blk 363B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 38 sqm | S$343,000 | S$9,026 psm |
| Feb 2024 | Blk 363B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Jan 2024 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Jan 2024 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Sept 2023 | Blk 363B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$343,000 | S$7,298 psm |
| Sept 2023 | Blk 363B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Aug 2023 | Blk 363B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$332,000 | S$7,064 psm |
| Aug 2023 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$332,000 | S$7,064 psm |
| Jul 2023 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$335,000 | S$7,128 psm |
| May 2023 | Blk 363B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2023 | Blk 363B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$328,500 | S$8,645 psm |
| May 2023 | Blk 363B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 38 sqm | S$318,000 | S$8,368 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 363B · 2 ROOM | S$2,500 | — |
| Aug 2026 | Blk 363B · 2 ROOM | S$2,300 | — |
| Aug 2026 | Blk 363B · 2 ROOM | S$2,300 | — |
| Aug 2026 | Blk 363B · 2 ROOM | S$2,150 | — |
| Jun 2026 | Blk 363B · 2 ROOM | S$2,250 | — |
| May 2026 | Blk 363B · 2 ROOM | S$2,250 | — |
| Mar 2026 | Blk 363B · 2 ROOM | S$2,450 | — |
| Mar 2026 | Blk 363B · 2 ROOM | S$2,200 | — |
| Feb 2026 | Blk 363B · 2 ROOM | S$2,300 | — |
| Feb 2026 | Blk 363B · 2 ROOM | S$2,200 | — |
| Jan 2026 | Blk 363B · 2 ROOM | S$2,400 | — |
| Sept 2025 | Blk 363B · 2 ROOM | S$2,100 | — |
| Aug 2025 | Blk 363B · 2 ROOM | S$2,500 | — |
| Jun 2025 | Blk 363B · 2 ROOM | S$2,400 | — |
| Jun 2025 | Blk 363B · 2 ROOM | S$2,200 | — |
| May 2025 | Blk 363B · 2 ROOM | S$2,400 | — |
| Apr 2025 | Blk 363B · 2 ROOM | S$2,600 | — |
| Apr 2025 | Blk 363B · 2 ROOM | S$2,200 | — |
| Apr 2025 | Blk 363B · 2 ROOM | S$2,200 | — |
| Mar 2025 | Blk 363B · 2 ROOM | S$2,600 | — |
| Mar 2025 | Blk 363B · 2 ROOM | S$2,600 | — |
| Mar 2025 | Blk 363B · 2 ROOM | S$2,500 | — |
| Aug 2024 | Blk 363B · 2 ROOM | S$2,400 | — |
| Aug 2024 | Blk 363B · 2 ROOM | S$2,150 | — |
| Jul 2024 | Blk 363B · 2 ROOM | S$2,300 | — |
| Jul 2024 | Blk 363B · 2 ROOM | S$2,250 | — |
| Jun 2024 | Blk 363B · 2 ROOM | S$2,400 | — |
| Jun 2024 | Blk 363B · 2 ROOM | S$2,150 | — |
| Apr 2024 | Blk 363B · 2 ROOM | S$2,350 | — |
| Mar 2024 | Blk 363B · 2 ROOM | S$2,600 | — |
| Mar 2024 | Blk 363B · 2 ROOM | S$1,000 | — |
| Jan 2024 | Blk 363B · 2 ROOM | S$2,300 | — |
| Jul 2023 | Blk 363B · 2 ROOM | S$2,000 | — |
| May 2023 | Blk 363B · 2 ROOM | S$3,000 | — |
| May 2023 | Blk 363B · 2 ROOM | S$2,600 | — |
| May 2023 | Blk 363B · 2 ROOM | S$2,500 | — |
| Apr 2023 | Blk 363B · 2 ROOM | S$2,600 | — |
| Mar 2023 | Blk 363B · 2 ROOM | S$2,900 | — |
| Mar 2023 | Blk 363B · 2 ROOM | S$2,600 | — |
| Feb 2023 | Blk 363B · 2 ROOM | S$2,700 | — |
| Aug 2022 | Blk 363B · 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$359,847 | S$397,300 | S$430,284 | S$437,809 |
| 10 years | 81 years | S$337,868 | S$411,859 | S$483,082 | S$500,127 |
| 20 years | 71 years | S$298,029 | S$442,856 | S$609,266 | S$653,019 |
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.