Sembawang is trading about 13% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Sembawang in August 2026, with 86 resale transactions compared to 78 in July. Month-on-month, the town median PSF edged up 7.0% to $609 — a constructive signal for sellers. The town sits above the regional median of $540 psf (+12.7%).
Verified as of 22 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Sembawang median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Sembawang |
|---|---|---|
| Sembawang | $609 | — |
| North Region | $540 | -11.3% |
| Island Wide | $601 | -1.3% |
Sembawang ranks #1 of 3 North region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Canberra Cres | 3 transactions | $850 |
| Canberra St | 3 transactions | $659 |
| Admiralty Dr | 3 transactions | $509 |
| Sembawang Cres | 2 transactions | $758 |
| Canberra St | 2 transactions | $660 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 86 | $536,222 | $609,344 | $680,000 | $609 |
| 2-Room | 6 | $357,500 | $375,000 | $385,000 | $805 |
| 3-Room | 7 | $487,500 | $520,000 | $570,500 | $721 |
| 4-Room | 44 | $543,722 | $609,344 | $661,250 | $609 |
| 5-Room | 24 | $587,500 | $671,500 | $783,763 | $523 |
| Executive | 5 | $720,000 | $735,000 | $815,000 | $521 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $609 median PSF represents a 7.0% gain against July's $569. Transaction count rose 10% from 78 to 86. If you're a seller, this month's data supports holding asking price.
Canberra Cres led with 3 transactions (3% of all town resale) at a median $850 psf — 40% above the town median. Canberra St followed with 3 transactions.
4-Room flats led resale activity in August 2026, accounting for 44 of 86 transactions (51%) at a median $609 psf. That flat type's PSF moved 5.1% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126B Canberra St | 5-Room | 10 TO 12 | 1,216 | $856,888 | $704 | 93 years 06 months |
| 303 Canberra Rd | Executive | 10 TO 12 | 1,518 | $838,888 | $553 | 71 years 04 months |
| 128C Canberra St | 5-Room | 10 TO 12 | 1,216 | $838,000 | $689 | 91 years 03 months |
| 356C Admiralty Dr | Executive | 07 TO 09 | 1,410 | $815,000 | $578 | 73 years 11 months |
| 102A Canberra St | 5-Room | 13 TO 15 | 1,216 | $805,000 | $662 | 93 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 130A Canberra Cres | 2-Room | 07 TO 09 | 506 | $430,000 | $850 | 91 years 03 months |
| 130A Canberra Cres | 2-Room | 07 TO 09 | 409 | $385,000 | $941 | 91 years 03 months |
| 130A Canberra Cres | 2-Room | 01 TO 03 | 506 | $385,000 | $761 | 91 years 03 months |
| 103A Canberra St | 2-Room | 01 TO 03 | 506 | $365,000 | $721 | 93 years 04 months |
| 363B Sembawang Cres | 2-Room | 07 TO 09 | 409 | $355,000 | $868 | 91 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 131C Canberra Cres | 3-Room | 10 TO 12 | 732 | $620,000 | $847 | 93 years 01 month |
| 117A Canberra Cres | 3-Room | 07 TO 09 | 732 | $591,000 | $807 | 92 years 09 months |
| 115C Canberra Walk | 3-Room | 04 TO 06 | 732 | $550,000 | $751 | 91 years |
| 104A Canberra St | 3-Room | 10 TO 12 | 721 | $520,000 | $721 | 91 years |
| 107A Canberra St | 3-Room | 04 TO 06 | 721 | $500,000 | $693 | 91 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 116A Canberra Cres | 4-Room | 07 TO 09 | 990 | $792,000 | $800 | 92 years 10 months |
| 116A Canberra Cres | 4-Room | 07 TO 09 | 1,023 | $790,000 | $773 | 92 years 10 months |
| 120A Canberra Cres | 4-Room | 04 TO 06 | 1,001 | $708,000 | $707 | 90 years 07 months |
| 129A Canberra St | 4-Room | 10 TO 12 | 1,001 | $703,000 | $702 | 91 years 03 months |
| 120B Canberra Cres | 4-Room | 07 TO 09 | 1,001 | $692,000 | $691 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126B Canberra St | 5-Room | 10 TO 12 | 1,216 | $856,888 | $704 | 93 years 06 months |
| 128C Canberra St | 5-Room | 10 TO 12 | 1,216 | $838,000 | $689 | 91 years 03 months |
| 102A Canberra St | 5-Room | 13 TO 15 | 1,216 | $805,000 | $662 | 93 years 05 months |
| 119B Canberra Cres | 5-Room | 07 TO 09 | 1,216 | $803,000 | $660 | 90 years 07 months |
| 120C Canberra Cres | 5-Room | 04 TO 06 | 1,216 | $800,000 | $658 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 303 Canberra Rd | Executive | 10 TO 12 | 1,518 | $838,888 | $553 | 71 years 04 months |
| 356C Admiralty Dr | Executive | 07 TO 09 | 1,410 | $815,000 | $578 | 73 years 11 months |
| 359B Admiralty Dr | Executive | 13 TO 15 | 1,410 | $735,000 | $521 | 74 years 01 month |
| 408 Sembawang Dr | Executive | 04 TO 06 | 1,399 | $720,000 | $515 | 73 years 06 months |
| 467B Admiralty Dr | Executive | 07 TO 09 | 1,528 | $718,000 | $470 | 74 years |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Sembawang show a real lease-decay gap — units with 90+ years remaining trade at $659 psf against $501 psf for the 70-79 band, a 24% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5 | $385,000 | $850 |
| 80-89 years | 1812-mo avg · 18 transactions | $363,500 | $739 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $535,000 | $736 |
| 80-89 years | 2312-mo avg · 23 transactions | $500,000 | $690 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 23 | $660,000 | $659 |
| 80-89 years | 4412-mo avg · 44 transactions | $591,000 | $590 |
| 70-79 years | 17 | $535,000 | $510 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $801,500 | $659 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 16 | $603,000 | $501 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 5 | $735,000 | $521 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-4.2% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Sembawang Cres | 4 | $2,300/mo |
| Canberra Walk | 2 | $2,400/mo |
| Sembawang Cres | 2 | $2,250/mo |
Rents softening (-3.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Wellington Circle | 2 | $3,050/mo |
| Admiralty Dr | 1 | $2,400/mo |
| Admiralty Dr | 1 | $2,400/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 3 | $3,500/mo |
| Montreal Dr | 3 | $3,200/mo |
| Montreal Dr | 2 | $2,350/mo |
Rents firming (+2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Wellington Circle | 2 | $3,400/mo |
| Canberra Rd | 1 | $3,900/mo |
| Canberra Rd | 1 | $4,100/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
August 2026 was an active month for Sembawang — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 24% 5-Room lease-decay spread between the 90+ and 70-79 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat (+1.9% MoM) — anchor to recent comparables.
Rental softening, -4.2% MoM — price with that in mind (15 leases last month). Currently +49.2% vs the region median.
Get a Free ValuationRising (+3.0% MoM) — expect less room to negotiate on this flat type.
34 leases over the trailing 12 months (12-mo avg · 34 leases) — this month's count is too thin for a MoM read. Currently +33.5% vs the region median.
Get a Free ValuationRising (+5.1% MoM) — expect less room to negotiate on this flat type.
Rental softening, -3.1% MoM — price with that in mind (22 leases last month). Currently +12.7% vs the region median.
Get a Free ValuationRising (+3.1% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (35 leases last month). Currently -3.1% vs the region median.
Get a Free ValuationSoftening (-3.0% MoM) — buyers may push back on this flat type.
Rental strong, +2.9% MoM — supports pricing (5 leases last month). Currently -3.5% vs the region median.
Get a Free ValuationRents softening (-4.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Sembawang Cres | 4 | $2,300/mo |
| Canberra Walk | 2 | $2,400/mo |
| Sembawang Cres | 2 | $2,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 34 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Wellington Circle | 2 | $3,050/mo |
| Admiralty Dr | 1 | $2,400/mo |
| Admiralty Dr | 1 | $2,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 3 | $3,500/mo |
| Montreal Dr | 3 | $3,200/mo |
| Montreal Dr | 2 | $2,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Wellington Circle | 2 | $3,400/mo |
| Canberra Rd | 1 | $3,900/mo |
| Canberra Rd | 1 | $4,100/mo |
Low/High = P25–P75 rent range this month.
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