Sembawang is trading about 5% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Sembawang in July 2026, with 78 resale transactions compared to 60 in June. Month-on-month, the town median PSF softened 3.7% to $569 — giving buyers a softer entry point. The town sits above the regional median of $541 psf (+5.2%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $569 | — |
| North Region | $541 | -4.9% |
| Island Wide | $594 | +4.4% |
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 St | 2 transactions | $791 |
| Montreal Link | 2 transactions | $715 |
| Canberra St | 2 transactions | $677 |
| Canberra Walk | 2 transactions | $731 |
| Sembawang Cres | 2 transactions | $675 |
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 | 78 | $533,075 | $579,000 | $669,500 | $569 |
| 2-Room | 7 | $375,000 | $385,000 | $404,000 | $791 |
| 3-Room | 8 | $499,500 | $508,500 | $528,291 | $700 |
| 4-Room | 39 | $541,250 | $588,000 | $670,444 | $579 |
| 5-Room | 20 | $572,500 | $627,500 | $668,500 | $508 |
| Executive | 4 | $738,250 | $763,000 | $782,222 | $537 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $569 median PSF represents a 3.7% dip against June's $591. Transaction count rose 30% from 60 to 78. If you're a buyer, this is a reasonable window to negotiate.
Canberra St led with 2 transactions (3% of all town resale) at a median $791 psf — 39% above the town median. Montreal Link followed with 2 transactions.
4-Room flats led resale activity in July 2026, accounting for 39 of 78 transactions (50%) at a median $579 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126C Canberra St | 5-Room | 10 TO 12 | 1,249 | $895,000 | $717 | 93 years 04 months |
| 126B Canberra St | 5-Room | 10 TO 12 | 1,216 | $845,000 | $695 | 93 years 06 months |
| 132B Canberra View | 4-Room | 04 TO 06 | 1,023 | $830,000 | $812 | 93 years 03 months |
| 132A Canberra Cres | 4-Room | 07 TO 09 | 990 | $818,000 | $826 | 93 years 03 months |
| 337 Sembawang Cres | Executive | 13 TO 15 | 1,453 | $803,888 | $553 | 72 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 117B Canberra Cres | 2-Room | 10 TO 12 | 506 | $430,000 | $850 | 92 years 11 months |
| 363A Sembawang Cres | 2-Room | 13 TO 15 | 506 | $408,000 | $806 | 91 years 11 months |
| 103A Canberra St | 2-Room | 07 TO 09 | 506 | $400,000 | $791 | 93 years 05 months |
| 591A Montreal Link | 2-Room | 07 TO 09 | 506 | $385,000 | $761 | 87 years 10 months |
| 366B Sembawang Cres | 2-Room | 13 TO 15 | 517 | $378,000 | $732 | 91 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 115C Canberra Walk | 3-Room | 04 TO 06 | 732 | $550,000 | $751 | 91 years 01 month |
| 593B Montreal Link | 3-Room | 13 TO 15 | 732 | $532,500 | $728 | 87 years 10 months |
| 104A Canberra St | 3-Room | 10 TO 12 | 721 | $526,888 | $731 | 91 years 01 month |
| 107A Canberra St | 3-Room | 04 TO 06 | 721 | $510,000 | $707 | 91 years 01 month |
| 365C Sembawang Cres | 3-Room | 13 TO 15 | 732 | $507,000 | $693 | 91 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 132B Canberra View | 4-Room | 04 TO 06 | 1,023 | $830,000 | $812 | 93 years 03 months |
| 132A Canberra Cres | 4-Room | 07 TO 09 | 990 | $818,000 | $826 | 93 years 03 months |
| 120A Canberra Cres | 4-Room | 10 TO 12 | 1,001 | $721,800 | $721 | 90 years 07 months |
| 115C Canberra Walk | 4-Room | 01 TO 03 | 1,001 | $712,000 | $711 | 91 years 01 month |
| 121D Canberra St | 4-Room | 07 TO 09 | 1,001 | $700,000 | $699 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126C Canberra St | 5-Room | 10 TO 12 | 1,249 | $895,000 | $717 | 93 years 04 months |
| 126B Canberra St | 5-Room | 10 TO 12 | 1,216 | $845,000 | $695 | 93 years 06 months |
| 128C Canberra St | 5-Room | 04 TO 06 | 1,216 | $775,000 | $637 | 91 years 03 months |
| 357C Admiralty Dr | 5-Room | 01 TO 03 | 1,195 | $680,000 | $569 | 74 years |
| 330 Sembawang Cl | 5-Room | 04 TO 06 | 1,302 | $670,000 | $514 | 72 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 337 Sembawang Cres | Executive | 13 TO 15 | 1,453 | $803,888 | $553 | 72 years 01 month |
| 356B Admiralty Dr | Executive | 13 TO 15 | 1,410 | $775,000 | $550 | 74 years |
| 357 Admiralty Dr | Executive | 07 TO 09 | 1,432 | $751,000 | $525 | 74 years |
| 471 Sembawang Dr | Executive | 01 TO 03 | 1,399 | $700,000 | $500 | 73 years 01 month |
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 $650 psf against $499 psf for the 70-79 band, a 23% 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 | $400,000 | $806 |
| 80-89 years | 1812-mo avg · 18 transactions | $365,000 | $737 |
| 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 | $508,500 | $700 |
| 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 | 16 | $675,000 | $674 |
| 80-89 years | 9 | $588,000 | $569 |
| 70-79 years | 14 | $535,000 | $522 |
| 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 | 6812-mo avg · 68 transactions | $793,444 | $650 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 17 | $600,000 | $499 |
| 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 | 6012-mo avg · 60 transactions | $751,500 | $532 |
| 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 firming (+4.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Canberra Cres | 1 | $2,500/mo |
| Canberra St | 1 | $2,300/mo |
| Canberra St | 1 | $2,600/mo |
Rents firming (+6.7% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Sembawang Cres | 2 | $3,100/mo |
| Admiralty Dr | 1 | $3,000/mo |
| Admiralty Dr | 1 | $3,100/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Sembawang Cres | 2 | $3,225/mo |
| Admiralty Dr | 1 | $3,600/mo |
| Admiralty Dr | 1 | $3,300/mo |
Rents softening (-2.8% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 2 | $3,700/mo |
| Sembawang Cl | 2 | $3,300/mo |
| Admiralty Dr | 1 | $4,000/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.
PSF softened 3.7% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 23% 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.
Softening (-2.4% MoM) — buyers may push back on this flat type.
Rental strong, +4.3% MoM — supports pricing (9 leases last month). Currently +46.1% vs the region median.
Get a Free ValuationSoftening (-7.9% MoM) — buyers may push back on this flat type.
37 leases over the trailing 12 months (12-mo avg · 37 leases) — this month's count is too thin for a MoM read. Currently +29.4% vs the region median.
Get a Free ValuationFlat (-0.9% MoM) — anchor to recent comparables.
Rental strong, +6.7% MoM — supports pricing (26 leases last month). Currently +7.1% vs the region median.
Get a Free ValuationFlat (+1.0% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (29 leases last month). Currently -6.2% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental softening, -2.8% MoM — price with that in mind (11 leases last month). Currently -1.7% vs the region median.
Get a Free ValuationRents firming (+4.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Canberra Cres | 1 | $2,500/mo |
| Canberra St | 1 | $2,300/mo |
| Canberra St | 1 | $2,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 37 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+6.7% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Sembawang Cres | 2 | $3,100/mo |
| Admiralty Dr | 1 | $3,000/mo |
| Admiralty Dr | 1 | $3,100/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 |
|---|---|---|
| Sembawang Cres | 2 | $3,225/mo |
| Admiralty Dr | 1 | $3,600/mo |
| Admiralty Dr | 1 | $3,300/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 2 | $3,700/mo |
| Sembawang Cl | 2 | $3,300/mo |
| Admiralty Dr | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
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