Blk 463B Sembawang Dr
Project page · 99-year lease from 2015
Based on 18 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 463B | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Sept 2026 | Blk 466A | 04 TO 06 | 90 sqm | S$512,000 | S$5,689 psm | ×1.000 | S$5,689 psm |
| Aug 2026 | Blk 463B | 07 TO 09 | 92 sqm | S$570,000 | S$6,196 psm | ×1.000 | S$6,196 psm |
| Aug 2026 | Blk 466B | 19 TO 21 | 91 sqm | S$535,000 | S$5,879 psm | ×1.000 | S$5,879 psm |
| Jul 2026 | Blk 466D | 07 TO 09 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Jul 2026 | Blk 463C | 16 TO 18 | 92 sqm | S$602,500 | S$6,549 psm | ×1.000 | S$6,549 psm |
| Jul 2026 | Blk 463C | 22 TO 24 | 92 sqm | S$592,000 | S$6,435 psm | ×1.000 | S$6,435 psm |
| Jun 2026 | Blk 466B | 04 TO 06 | 91 sqm | S$516,000 | S$5,670 psm | ×1.000 | S$5,670 psm |
| May 2026 | Blk 466C | 13 TO 15 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| May 2026 | Blk 466B | 19 TO 21 | 93 sqm | S$540,000 | S$5,806 psm | ×1.000 | S$5,806 psm |
| Feb 2026 | Blk 463C | 04 TO 06 | 92 sqm | S$580,000 | S$6,304 psm | ×0.997 | S$6,286 psm |
| Jan 2026 | Blk 463C | 04 TO 06 | 92 sqm | S$561,500 | S$6,103 psm | ×0.997 | S$6,085 psm |
| Jan 2026 | Blk 466D | 16 TO 18 | 90 sqm | S$538,000 | S$5,978 psm | ×0.997 | S$5,960 psm |
| Dec 2025 | Blk 466D | 07 TO 09 | 90 sqm | S$515,000 | S$5,722 psm | ×0.996 | S$5,700 psm |
| Dec 2025 | Blk 463C | 22 TO 24 | 92 sqm | S$615,000 | S$6,685 psm | ×0.996 | S$6,659 psm |
| Dec 2025 | Blk 466D | 01 TO 03 | 90 sqm | S$505,000 | S$5,611 psm | ×0.996 | S$5,589 psm |
| Nov 2025 | Blk 463C | 01 TO 03 | 92 sqm | S$580,000 | S$6,304 psm | ×0.996 | S$6,280 psm |
| Nov 2025 | Blk 466B | 07 TO 09 | 90 sqm | S$530,000 | S$5,889 psm | ×0.996 | S$5,866 psm |
How accurate is this estimate for Sembawang 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 Sembawang Dr since.
- Median error
- 2.9%
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.
6.58% gross yield
S$36,000 of rent a year against the estimate above · 1.01 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 56 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 312 | 4 ROOM | S$3,300 |
| Sept 2026 | 463C | 4 ROOM | S$2,900 |
| Sept 2026 | 406 | 4 ROOM | S$2,400 |
| Aug 2026 | 413 | 4 ROOM | S$3,100 |
| Aug 2026 | 478 | 4 ROOM | S$3,000 |
| Jul 2026 | 463B | 4 ROOM | S$3,350 |
| Jul 2026 | 314 | 4 ROOM | S$3,200 |
| Jul 2026 | 313 | 4 ROOM | S$3,000 |
median of 56 HDB rental approvals for 4 ROOM on Sembawang Dr since 2025-10.
Buying or selling at S$546,888?
Buying: Stamp duty on S$546,888 · Cash and CPF needed on S$546,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$546,888.
Each opens with this figure filled in; change anything there.
Primary schools near 463b Sembawang 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
- Northoaks Primary School · 41 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 350 m · no 2025 Phase 2C ballot
- Canberra Primary School · 523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 938 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Sembawang Primary School · 1,351 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 1,577 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Admiralty Primary School · 1,997 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 463B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Aug 2026 | Blk 463B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Apr 2026 | Blk 463B · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Apr 2026 | Blk 463B · 3 ROOM · 01 TO 03 · Model A · 88 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Mar 2026 | Blk 463B · 3 ROOM · 22 TO 24 · Model A · 88 years left | 67 sqm | S$505,000 | S$7,537 psm |
| Feb 2026 | Blk 463B · 3 ROOM · 04 TO 06 · Model A · 88 years left excluded: outlier | 67 sqm | S$440,000 | S$6,567 psm |
| Jan 2026 | Blk 463B · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$498,000 | S$7,433 psm |
| Jul 2025 | Blk 463B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Feb 2025 | Blk 463B · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jan 2025 | Blk 463B · 3 ROOM · 16 TO 18 · Model A · 90 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jan 2025 | Blk 463B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$472,888 | S$7,058 psm |
| Dec 2024 | Blk 463B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Sept 2024 | Blk 463B · 3 ROOM · 22 TO 24 · Model A · 90 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jul 2024 | Blk 463B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$448,000 | S$6,687 psm |
| Jun 2024 | Blk 463B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Jan 2024 | Blk 463B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Oct 2023 | Blk 463B · 3 ROOM · 16 TO 18 · Model A · 91 years left | 67 sqm | S$428,000 | S$6,388 psm |
| May 2023 | Blk 463B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Nov 2022 | Blk 463B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$526,000 | S$5,717 psm |
| Nov 2022 | Blk 463B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Jun 2022 | Blk 463B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$488,000 | S$5,304 psm |
| Mar 2022 | Blk 463B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Jan 2022 | Blk 463B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$450,000 | S$4,891 psm |
| Jan 2022 | Blk 463B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Oct 2021 | Blk 463B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$420,000 | S$4,565 psm |
Showing 25 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 463B · 4 ROOM | S$3,350 | — |
| Jun 2026 | Blk 463B · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 463B · 4 ROOM | S$3,250 | — |
| Jun 2025 | Blk 463B · 4 ROOM | S$3,250 | — |
| Jan 2025 | Blk 463B · 4 ROOM | S$2,000 | — |
| Oct 2024 | Blk 463B · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 463B · 4 ROOM | S$2,000 | — |
| Nov 2023 | Blk 463B · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 463B · 4 ROOM | S$2,500 | — |
| Aug 2022 | Blk 463B · 3 ROOM | S$2,700 | — |
| Aug 2022 | Blk 463B · 3 ROOM | S$1,650 | — |
| Mar 2022 | Blk 463B · 3 ROOM | S$1,400 | — |
| Feb 2022 | Blk 463B · 4 ROOM | S$2,800 | — |
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 87 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 | 82 years | S$513,485 | S$566,929 | S$613,995 | S$624,733 |
| 10 years | 77 years | S$479,937 | S$585,040 | S$686,212 | S$710,424 |
| 20 years | 67 years | S$434,508 | S$645,657 | S$888,273 | S$952,061 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.