Sembawang is trading about 9% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Sembawang in June 2026, with 60 resale transactions compared to 56 in May. Month-on-month, the town median PSF softened 6.8% to $591 — giving buyers a softer entry point. The town sits above the regional median of $544 psf (+8.6%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $591 | — |
| North Region | $544 | -7.9% |
| Island Wide | $601 | +1.7% |
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 Walk | 2 transactions | $804 |
| Montreal Link | 2 transactions | $676 |
| Admiralty Link | 2 transactions | $496 |
| Canberra St | 1 transaction | $880 |
| Sembawang Cres | 1 transaction | $868 |
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 | 60 | $523,750 | $580,000 | $638,416 | $591 |
| 2-Room | 8 | $358,750 | $377,500 | $395,500 | $810 |
| 3-Room | 6 | $512,250 | $552,500 | $587,500 | $760 |
| 4-Room | 31 | $535,000 | $580,000 | $656,944 | $584 |
| 5-Room | 11 | $577,500 | $595,000 | $621,444 | $503 |
| Executive | 4 | $705,000 | $762,500 | $821,250 | $538 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $591 median PSF represents a 6.8% dip against May's $634. Transaction count rose 7% from 56 to 60. If you're a buyer, this is a reasonable window to negotiate.
Canberra Walk led with 2 transactions (3% of all town resale) at a median $804 psf — 36% above the town median. Montreal Link followed with 2 transactions.
4-Room flats led resale activity in June 2026, accounting for 31 of 60 transactions (52%) at a median $584 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 341A Sembawang Cl | Executive | 10 TO 12 | 1,410 | $840,000 | $596 | 74 years |
| 128A Canberra St | 5-Room | 10 TO 12 | 1,216 | $830,000 | $682 | 91 years 04 months |
| 504A Montreal Dr | Executive | 10 TO 12 | 1,399 | $815,000 | $582 | 74 years |
| 132A Canberra Cres | 4-Room | 04 TO 06 | 990 | $780,000 | $788 | 93 years 03 months |
| 119A Canberra Cres | 4-Room | 07 TO 09 | 1,001 | $713,333 | $713 | 90 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 129B Canberra St | 2-Room | 10 TO 12 | 506 | $420,000 | $830 | 91 years 05 months |
| 132B Canberra View | 2-Room | 04 TO 06 | 506 | $400,000 | $791 | 93 years 04 months |
| 130B Canberra Cres | 2-Room | 10 TO 12 | 506 | $394,000 | $779 | 91 years 05 months |
| 115A Canberra Walk | 2-Room | 10 TO 12 | 409 | $390,000 | $953 | 91 years 02 months |
| 366B Sembawang Cres | 2-Room | 10 TO 12 | 517 | $365,000 | $706 | 91 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 131A Canberra Cres | 3-Room | 07 TO 09 | 732 | $615,000 | $840 | 93 years 04 months |
| 131C Canberra Cres | 3-Room | 04 TO 06 | 732 | $590,000 | $806 | 93 years 04 months |
| 115D Canberra Walk | 3-Room | 10 TO 12 | 732 | $580,000 | $792 | 91 years 02 months |
| 107C Canberra St | 3-Room | 10 TO 12 | 721 | $525,000 | $728 | 91 years 02 months |
| 128B Canberra St | 3-Room | 04 TO 06 | 732 | $508,000 | $694 | 91 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 132A Canberra Cres | 4-Room | 04 TO 06 | 990 | $780,000 | $788 | 93 years 03 months |
| 119A Canberra Cres | 4-Room | 07 TO 09 | 1,001 | $713,333 | $713 | 90 years 09 months |
| 119B Canberra Cres | 4-Room | 10 TO 12 | 1,001 | $710,000 | $709 | 90 years 09 months |
| 126D Canberra St | 4-Room | 10 TO 12 | 1,033 | $710,000 | $687 | 93 years 04 months |
| 107B Canberra St | 4-Room | 07 TO 09 | 1,001 | $680,000 | $679 | 91 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 128A Canberra St | 5-Room | 10 TO 12 | 1,216 | $830,000 | $682 | 91 years 04 months |
| 321 Sembawang Cl | 5-Room | 07 TO 09 | 1,324 | $676,000 | $511 | 71 years 11 months |
| 501A Wellington Circle | 5-Room | 04 TO 06 | 1,195 | $632,888 | $530 | 74 years 03 months |
| 357C Admiralty Dr | 5-Room | 01 TO 03 | 1,184 | $610,000 | $515 | 74 years 01 month |
| 425 Canberra Rd | 5-Room | 10 TO 12 | 1,184 | $600,000 | $507 | 73 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 341A Sembawang Cl | Executive | 10 TO 12 | 1,410 | $840,000 | $596 | 74 years |
| 504A Montreal Dr | Executive | 10 TO 12 | 1,399 | $815,000 | $582 | 74 years |
| 467 Admiralty Dr | Executive | 13 TO 15 | 1,475 | $710,000 | $481 | 74 years 02 months |
| 471 Sembawang Dr | Executive | 10 TO 12 | 1,399 | $690,000 | $493 | 73 years 02 months |
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 $496 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 | 7 | $390,000 | $830 |
| 80-89 years | 1912-mo avg · 19 transactions | $370,000 | $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 | 5 | $580,000 | $792 |
| 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 | 11 | $680,000 | $679 |
| 80-89 years | 3512-mo avg · 35 transactions | $590,000 | $589 |
| 70-79 years | 16 | $535,000 | $530 |
| 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 | 7812-mo avg · 78 transactions | $790,500 | $650 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 10 | $587,500 | $496 |
| 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 | 6812-mo avg · 68 transactions | $750,000 | $530 |
| 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 6.8% in June 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 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 (-0.6% MoM) — anchor to recent comparables.
Rental strong, +4.3% MoM — supports pricing (9 leases last month). Currently +49.0% vs the region median.
Get a Free ValuationRising (+9.1% MoM) — expect less room to negotiate 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 +39.7% vs the region median.
Get a Free ValuationFlat (-0.7% MoM) — anchor to recent comparables.
Rental strong, +6.7% MoM — supports pricing (26 leases last month). Currently +7.4% vs the region median.
Get a Free ValuationSoftening (-3.5% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (29 leases last month). Currently -7.6% 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 -2.6% 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.
Talk Rental StrategyReady to talk numbers?
No pitch. Just an honest conversation about your unit.
