Is Sembawang one market?

Inside Sembawang the median ranges from S$516 per square foot in Sembawang North to S$689 in Sembawang East, a difference of 34%.

How have HDB prices in Sembawang changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Sembawang changed by +5.8% a year, from $352 to $611.

Does remaining lease affect HDB prices in Sembawang?

In Sembawang, 4-room flats with 90-99 years of lease remaining resell at $638 per square foot against $529 for those with 70-79 years, a difference of +21%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Sembawang

$1,320median private resale per ft², 61 caveats (12 months)

Medium confidence95% CI $1,280–$1,370 per ft²n = 61 caveats

The median private resale price in Sembawang (North Region) is S$1,320 per square foot (S$14,200 per square metre), from 61 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +5.8% a year in cash terms, or +3.8% a year after inflation. HDB resale here runs S$609 per square foot from 884 resales, at a median 4-room price of S$601,250: a separate register, never combined with the private figures.

Private prices in Sembawang

Median price per ft²

$609

n = 884 resales

Median resale price

$600,000

median flat 1,001 ft²

Median lease remaining

88 yrs

of a 99-year lease

How prices are spread in Sembawang

p20 $522
p80 $711
95% CI $592–$619

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $378,000 · 506 ft²	$779/ft²	n = 93
3-roommedian $520,000 · 732 ft²	$710/ft²	n = 102
4-roommedian $601,250 · 1,001 ft²	$603/ft²	n = 390
5-roommedian $650,000 · 1,216 ft²	$527/ft²	n = 240
Executivemedian $751,000 · 1,464 ft²	$525/ft²	n = 59

Price by remaining lease, 4-room

Sembawang, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
70-79 yearsmedian $535,000	$529/ft²	n = 478
80-89 yearsmedian $570,000	$565/ft²	n = 134
90-99 yearsmedian $639,000	$638/ft²	n = 875

Across these bands the rate falls 17% from $638/ft² at 90-99 years to $529 at 70-79, on 4-room flats in Sembawang.

Price by floor, 4-room

Sembawang, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$564/ft²	n = 62
Floors 4 to 6	$609/ft²	n = 89
Floors 7 to 9	$616/ft²	n = 89
Floors 10 to 12	$647/ft²	n = 80
Floors 13 to 15	$612/ft²	n = 51
Floors 16 to 21	$597/ft²	n = 16

Buyers: Where does a price sit?

Ranked against 884 resales in Sembawang (12 months).

Resale price

Floor area in ft²

S$600,000 for 985 ft² is around the 50th percentile of the 884 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$609 per square foot, over 884 resales (12 months).

A market figure for that size in Sembawang, not a valuation of your flat.

Floor area in ft²

S$600,000

middle 60% of resales: S$514,000 to S$700,000 for that size · 884 resales, 12 months

Resales (last 12 months)

884 sales

Resales in Sembawang, last 12 months
	Address
Aug 2026	126b Canberra St	S$856,888	5-room	94 yrs	$704
Aug 2026	303 Canberra Rd	S$838,888	Executive	71 yrs	$553
Aug 2026	128c Canberra St	S$838,000	5-room	91 yrs	$689
Aug 2026	356c Admiralty Dr	S$815,000	Executive	74 yrs	$578
Aug 2026	102a Canberra St	S$805,000	5-room	93 yrs	$661
Aug 2026	119b Canberra Cres	S$803,000	5-room	91 yrs	$661
Aug 2026	120c Canberra Cres	S$800,000	5-room	91 yrs	$658
Aug 2026	116a Canberra Cres	S$792,000	4-room	93 yrs	$800
Aug 2026	126b Canberra St	S$790,888	5-room	94 yrs	$650
Aug 2026	116a Canberra Cres	S$790,000	4-room	93 yrs	$773
Aug 2026	121a Canberra St	S$781,388	5-room	91 yrs	$642
Aug 2026	129c Canberra St	S$745,000	5-room	91 yrs	$612
Aug 2026	359b Admiralty Dr	S$735,000	Executive	74 yrs	$521
Aug 2026	408 Sembawang Dr	S$720,000	Executive	74 yrs	$515
Aug 2026	467b Admiralty Dr	S$718,000	Executive	74 yrs	$470
Aug 2026	120a Canberra Cres	S$708,000	4-room	91 yrs	$707
Aug 2026	129a Canberra St	S$703,000	4-room	91 yrs	$702
Aug 2026	351c Canberra Rd	S$692,188	5-room	74 yrs	$569
Aug 2026	120b Canberra Cres	S$692,000	4-room	91 yrs	$691
Aug 2026	121d Canberra St	S$683,000	4-room	90 yrs	$682

Median price per ft²

$1,320

95% CI $1,280–$1,370 · n = 61 strata caveats (12 months)

Median price

$1,360,000

n = 61 resale caveats (12 months)

How private prices are spread in Sembawang

p20 $1,230
p80 $1,620
95% CI $1,280–$1,370

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Executive Condominiummedian $1,530,000	$1,490/ft²	n = 129
Condominiummedian $1,379,444	$1,330/ft²	n = 58
Semi-detachedmedian $4,550,000	priced on land	n = 19 caveats
Terracemedian $3,138,000	priced on land	n = 17 caveats
Strata Terracemedian $2,379,444	$823/ft²	n = 12

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
New Salemedian $1,989,150	$2,010/ft²	n = 136
Sub Salemedian $1,622,000	$1,730/ft²	n = 65
Resalemedian $1,360,000	$1,320/ft²	n = 61

Buyers: Where does a price sit?

Placed on the published percentiles for 61 caveats in Sembawang (12 months).

Price

Floor area in ft²

S$1,360,000 for 1,031 ft² is around the 50th percentile of the 61 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,320 per square foot, over 61 caveats (12 months).

A market figure for that size in Sembawang, not a valuation of your flat.

Floor area in ft²

S$1,360,000

middle 60% of caveats: S$1,270,000 to S$1,670,000 for that size · 61 caveats, 12 months

Private sales by project in Sembawang

11 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Sembawang, last 12 months
	Tenure				New sale S$/ft²
The CommodoreCanberra Drive	99 yrs lease commencing from 2020	28	$1,318,000	$1,720	no launch
The BrownstoneCanberra Drive	99 yrs lease commencing from 2014	37	$1,470,000	$1,540	no launch
The VisionaireCanberra Drive	99 yrs lease commencing from 2015	35	$1,520,000	$1,500	no launch
Skypark ResidencesSembawang Crescent	99 yrs lease commencing from 2013	19	$2,100,000	$1,470	no launch
Parc LifeSembawang Crescent	99 yrs lease commencing from 2014	37	$1,530,000	$1,440	no launch
The NauticalJalan Sendudok	99 yrs lease commencing from 2011	13	$1,480,000	$1,320	no launch
SeletarisSembawang Road	Freehold	12	$1,990,000	$1,310	no launch
Canberra ResidencesCanberra Drive	99 yrs lease commencing from 2010	10	$1,126,000	$1,230	no launch
Canberra Crescent ResidencesCanberra Crescent	99 yrs lease commencing from 2024	136	n/a	launches only	$2,010n = 136
Sembawang Springs EstateJalan Cherpen	999 yrs lease commencing from 1885	11	$4,860,000	priced on land	no launch
The Watergardens At CanberraCanberra Drive	99 yrs lease commencing from 2020	52	n/a	priced on land	no launch

Public (HDB) rents in Sembawang

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

6.2%

on 90 years of lease remaining

Median rent, 4-room

$3,100/mo

from 340 approved rentals (12 months)

Median resale price, 4-room

$601,250

from 390 resales (12 months)

Rent by flat type

Approved HDB rentals in Sembawang over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
2-room	$2,300/mo	7.3%
3-room	$2,800/mo	6.5%
4-room	$3,100/mo	6.2%
5-room	$3,300/mo	6.1%
Executive	$3,500/mo	5.6%

Private rents in Sembawang

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$3,400/mo

middle 50% $3,100–$3,913 · all sizes, 364 contracts (12 months)

Median resale price

$1,360,000

all sizes, 61 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Sembawang over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$2,800/mo	too few resales
50–60 m²	$2,900/mo	too few resales
60–70 m²	$3,300/mo	too few resales
70–80 m²	$3,300/mo	too few resales
80–90 m²	$3,850/mo	too few resales
90–100 m²	$3,800/mo	too few resales
100–110 m²	$4,000/mo	too few resales
110–120 m²	$3,725/mo	too few lettings and too few resales
120–130 m²	$4,200/mo	too few lettings and too few resales
130–140 m²	$3,850/mo	too few lettings and too few resales
140–150 m²	$4,200/mo	too few lettings and too few resales
150–160 m²	$4,900/mo	too few lettings and too few resales

353 of 364 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Sembawang over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,800/mo	n = 51
2 bedrooms	$3,300/mo	n = 164
3 bedrooms	$4,000/mo	n = 100

315 of 364 contracts are in the rows above. 35 carry no bedroom count and 14 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Sembawang", dataset 2026-08, https://indexprop.com/sg/property-prices/district/sembawang. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/district/sembawang">Property prices in Sembawang - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/districts/sembawang.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Sembawang

Median price per ft²The middle resale price per square foot of 884 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in SembawangEvery resale in Sembawang over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 884 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Sembawang, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Sembawang

Median price per ft²

Median price

How private prices are spread in SembawangEvery private resale caveat in Sembawang over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Sembawang, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Sembawang

Public (HDB) rents in SembawangHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in SembawangURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Sembawang

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Sembawang

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Sembawang

Private rents in Sembawang

Rent by unit size

Rent by bedrooms

Nearby areas