Sembawang Square Estate
Project page · Freehold
Based on 6 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 3,364 sqft of land, typical for Sembawang Square Estate. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Sembawang Garden Arcade · 1251 m | - | 3,484 sqft | S$6,108,888 | S$1,753 psf | ×1.000 | S$1,753 psf |
| Jan 2026 | Sembawang Springs Estate · 1563 m | - | 2,860 sqft | S$4,800,000 | S$1,678 psf | ×0.999 | S$1,676 psf |
| Dec 2025 | Sembawang Springs Estate · 1563 m | - | 3,434 sqft | S$4,550,000 | S$1,325 psf | ×1.021 | S$1,353 psf |
| Oct 2025 | Sembawang Springs Estate · 1563 m | - | 3,664 sqft | S$5,450,000 | S$1,487 psf | ×1.021 | S$1,518 psf |
| Sept 2025 | Sembawang Springs Estate · 1563 m | - | 3,358 sqft | S$5,200,000 | S$1,548 psf | ×1.031 | S$1,596 psf |
| Jul 2025 | Sembawang Square Estate | - | 3,191 sqft | S$3,838,000 | S$1,203 psf | ×1.031 | S$1,240 psf |
How accurate is this estimate for Sembawang Square Estate?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.25% gross yield
S$117,663 of rent a year against the estimate above · 0.46 points above flats like it
No lease here was signed at this size, so the rent comes from what the 2 leases at this project fetch per square foot, which is about S$9,805 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 1500-2000 sqft | — | Semi-Detached House | S$5,400 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$4,800 |
| Q1 2025 | 1500-2000 sqft | — | Semi-Detached House | S$3,200 |
| Q4 2024 | 2000-2500 sqft | — | Semi-Detached House | S$5,300 |
2 URA rental contracts at Sembawang Square Estate since 2025Q4, a median of S$2.92 psf a month on 312.5 sqm.
Buying or selling at S$5,237,828?
Buying: Stamp duty on S$5,237,828 · Cash and CPF needed on S$5,237,828 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,237,828.
Each opens with this figure filled in; change anything there.
Primary schools near 884a Sembawang Road
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
- Wellington Primary School · 642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Endeavour Primary School · 1,248 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,392 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,673 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 1,714 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,833 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,884 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Sembawang Square Estate · Semi-detached | 3,191 sqft | S$3,838,000 | S$1,203 psf |
| Aug 2024 | Sembawang Square Estate · Semi-detached | 3,364 sqft | S$3,650,000 | S$1,085 psf |
| Nov 2021 | Sembawang Square Estate · Semi-detached | 4,705 sqft | S$3,820,000 | S$812 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Sembawang Square Estate · 1500-2000 sqft · Semi-Detached House | S$5,400 | S$3.09 psf |
| Q4 2025 | Sembawang Square Estate · 1500-2000 sqft · Semi-Detached House | S$4,800 | S$2.74 psf |
| Q1 2025 | Sembawang Square Estate · 1500-2000 sqft · Semi-Detached House | S$3,200 | S$1.83 psf |
| Q4 2024 | Sembawang Square Estate · 2000-2500 sqft · Semi-Detached House | S$5,300 | S$2.36 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.