Blk 463C Sembawang Dr
Project page · 99-year lease from 2015
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| Dec 2025 | Blk 463C | 22 TO 24 | 92 sqm | S$615,000 | S$6,685 psm | ×0.996 | S$6,659 psm |
| Nov 2025 | Blk 463C | 01 TO 03 | 92 sqm | S$580,000 | S$6,304 psm | ×0.996 | S$6,280 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.
6.15% gross yield
S$36,000 of rent a year against the estimate above · 0.58 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$585,144?
Buying: Stamp duty on S$585,144 · Cash and CPF needed on S$585,144 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$585,144.
Each opens with this figure filled in; change anything there.
Primary schools near 463c 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 · 21 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 332 m · no 2025 Phase 2C ballot
- Canberra Primary School · 537 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Sembawang Primary School · 1,355 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 1,621 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 463C · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$602,500 | S$6,549 psm |
| Jul 2026 | Blk 463C · 4 ROOM · 22 TO 24 · Model A · 88 years left | 92 sqm | S$592,000 | S$6,435 psm |
| Feb 2026 | Blk 463C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jan 2026 | Blk 463C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$561,500 | S$6,103 psm |
| Dec 2025 | Blk 463C · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Nov 2025 | Blk 463C · 4 ROOM · 22 TO 24 · Model A · 89 years left excluded: outlier | 92 sqm | S$638,000 | S$6,935 psm |
| Nov 2025 | Blk 463C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Sept 2025 | Blk 463C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$585,000 | S$6,359 psm |
| May 2025 | Blk 463C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Apr 2025 | Blk 463C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Apr 2025 | Blk 463C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Feb 2025 | Blk 463C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Nov 2024 | Blk 463C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Sept 2024 | Blk 463C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Sept 2024 | Blk 463C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$542,000 | S$5,891 psm |
| Sept 2024 | Blk 463C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$534,000 | S$5,804 psm |
| Aug 2024 | Blk 463C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$548,000 | S$5,957 psm |
| Jul 2024 | Blk 463C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Oct 2023 | Blk 463C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Sept 2023 | Blk 463C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Aug 2023 | Blk 463C · 4 ROOM · 22 TO 24 · Model A · 91 years left | 92 sqm | S$558,000 | S$6,065 psm |
| Aug 2023 | Blk 463C · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$558,000 | S$6,065 psm |
| Jun 2023 | Blk 463C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$507,000 | S$5,511 psm |
| Apr 2023 | Blk 463C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$542,000 | S$5,891 psm |
| Mar 2023 | Blk 463C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Dec 2022 | Blk 463C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Mar 2022 | Blk 463C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$498,000 | S$5,413 psm |
| Jan 2022 | Blk 463C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Nov 2021 | Blk 463C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$458,888 | S$4,988 psm |
Showing 29 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 463C · 4 ROOM | S$2,900 | — |
| Nov 2025 | Blk 463C · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 463C · 4 ROOM | S$2,800 | — |
| Sept 2025 | Blk 463C · 4 ROOM | S$2,900 | — |
| Dec 2024 | Blk 463C · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 463C · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 463C · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 463C · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 463C · 4 ROOM | S$2,800 | — |
| Jul 2022 | Blk 463C · 4 ROOM | S$1,900 | — |
| Dec 2021 | Blk 463C · 4 ROOM | S$2,500 | — |
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$549,404 | S$606,586 | S$656,945 | S$668,434 |
| 10 years | 77 years | S$513,509 | S$625,964 | S$734,213 | S$760,119 |
| 20 years | 67 years | S$464,903 | S$690,821 | S$950,408 | S$1,018,659 |
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.