Sembawang is trading about 16% above the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Sembawang in May 2026, with 56 resale transactions compared to 68 in April. Month-on-month, the town median PSF softened 1.6% to $634 — giving buyers a softer entry point. The town sits above the regional median of $547 psf (+15.9%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $634 | — |
| North Region | $547 | -13.7% |
| Island Wide | $602 | -5.0% |
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 | $705 |
| Canberra St | 3 transactions | $714 |
| Canberra Cres | 2 transactions | $840 |
| Canberra St | 2 transactions | $826 |
| Sembawang Cres | 2 transactions | $641 |
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 | 56 | $501,750 | $582,500 | $668,500 | $634 |
| 2-Room | 12 | $375,250 | $387,500 | $411,250 | $815 |
| 3-Room | 7 | $498,500 | $510,000 | $519,000 | $697 |
| 4-Room | 19 | $546,450 | $600,000 | $651,500 | $588 |
| 5-Room | 13 | $620,000 | $650,000 | $770,000 | $521 |
| Executive | 5 | $750,000 | $765,000 | $780,000 | $536 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $634 median PSF represents a 1.6% dip against April's $644. Transaction count fell 18% from 68 to 56. Both sides should anchor to recent comparables.
Canberra Cres led with 3 transactions (5% of all town resale) at a median $705 psf — 11% above the town median. Canberra St followed with 3 transactions.
4-Room flats led resale activity in May 2026, accounting for 19 of 56 transactions (34%) at a median $588 psf. That flat type's PSF moved 5.2% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 308 Canberra Rd | Executive | 10 TO 12 | 1,518 | $940,000 | $619 | 71 years 08 months |
| 126C Canberra St | 5-Room | 13 TO 15 | 1,216 | $825,000 | $678 | 93 years 06 months |
| 102A Canberra St | 5-Room | 04 TO 06 | 1,249 | $820,000 | $657 | 93 years 07 months |
| 126A Canberra St | 5-Room | 04 TO 06 | 1,216 | $815,000 | $670 | 93 years 09 months |
| 338 Sembawang Cres | Executive | 10 TO 12 | 1,496 | $780,000 | $521 | 72 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 116A Canberra Cres | 2-Room | 07 TO 09 | 506 | $432,000 | $854 | 93 years 01 month |
| 131B Canberra Cres | 2-Room | 07 TO 09 | 506 | $425,688 | $841 | 93 years 04 months |
| 130B Canberra Cres | 2-Room | 10 TO 12 | 506 | $415,000 | $820 | 91 years 05 months |
| 115A Canberra Walk | 2-Room | 07 TO 09 | 506 | $410,000 | $810 | 91 years 03 months |
| 102B Canberra St | 2-Room | 04 TO 06 | 506 | $390,000 | $771 | 93 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 117A Canberra Cres | 3-Room | 07 TO 09 | 732 | $540,000 | $738 | 93 years 01 month |
| 128B Canberra St | 3-Room | 07 TO 09 | 732 | $520,000 | $710 | 91 years 06 months |
| 104A Canberra St | 3-Room | 04 TO 06 | 721 | $518,000 | $718 | 91 years 02 months |
| 365C Sembawang Cres | 3-Room | 04 TO 06 | 732 | $510,000 | $697 | 92 years |
| 590A Montreal Link | 3-Room | 07 TO 09 | 732 | $505,000 | $690 | 88 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126B Canberra St | 4-Room | 10 TO 12 | 1,033 | $738,000 | $714 | 93 years 09 months |
| 126B Canberra St | 4-Room | 10 TO 12 | 1,001 | $718,000 | $717 | 93 years 08 months |
| 120A Canberra Cres | 4-Room | 10 TO 12 | 1,001 | $715,000 | $714 | 90 years 09 months |
| 120A Canberra Cres | 4-Room | 07 TO 09 | 1,001 | $706,000 | $705 | 90 years 09 months |
| 104C Canberra St | 4-Room | 07 TO 09 | 1,001 | $668,000 | $667 | 91 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 126C Canberra St | 5-Room | 13 TO 15 | 1,216 | $825,000 | $678 | 93 years 06 months |
| 102A Canberra St | 5-Room | 04 TO 06 | 1,249 | $820,000 | $657 | 93 years 07 months |
| 126A Canberra St | 5-Room | 04 TO 06 | 1,216 | $815,000 | $670 | 93 years 09 months |
| 108A Canberra Walk | 5-Room | 04 TO 06 | 1,216 | $770,000 | $633 | 91 years 01 month |
| 316 Sembawang Vista | 5-Room | 04 TO 06 | 1,313 | $670,000 | $510 | 72 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 308 Canberra Rd | Executive | 10 TO 12 | 1,518 | $940,000 | $619 | 71 years 08 months |
| 338 Sembawang Cres | Executive | 10 TO 12 | 1,496 | $780,000 | $521 | 72 years 03 months |
| 503A Canberra Link | Executive | 04 TO 06 | 1,399 | $765,000 | $547 | 74 years 04 months |
| 423 Canberra Rd | Executive | 07 TO 09 | 1,399 | $750,000 | $536 | 73 years 10 months |
| 359A Admiralty Dr | Executive | 01 TO 03 | 1,410 | $688,000 | $488 | 74 years 05 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 $505 psf for the 70-79 band, a 22% 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 | 11 | $390,000 | $820 |
| 80-89 years | 2112-mo avg · 21 transactions | $373,000 | $741 |
| 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 | $518,000 | $710 |
| 80-89 years | 2412-mo avg · 24 transactions | $496,500 | $680 |
| 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 | $635,000 | $634 |
| 80-89 years | 3412-mo avg · 34 transactions | $595,000 | $590 |
| 70-79 years | 6 | $535,000 | $519 |
| 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 | 9412-mo avg · 94 transactions | $800,000 | $650 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 9 | $625,000 | $505 |
| 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 | $765,000 | $536 |
| 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 (+2.2% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Canberra St | 2 | $2,400/mo |
| Canberra Walk | 2 | $2,300/mo |
| Canberra Cres | 1 | $2,500/mo |
Rents softening (-6.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 1 | $3,000/mo |
| Admiralty Dr | 1 | $3,500/mo |
| Admiralty Dr | 1 | $3,000/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Montreal Dr | 2 | $3,300/mo |
| Admiralty Dr | 1 | $2,500/mo |
| Admiralty Dr | 1 | $3,500/mo |
Rents firming (+4.3% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Canberra Rd | 2 | $3,375/mo |
| Montreal Dr | 2 | $3,550/mo |
| Admiralty Dr | 1 | $3,650/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.
Sembawang held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 22% 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.
Rising (+8.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.2% MoM — supports pricing (13 leases last month). Currently +49.1% vs the region median.
Get a Free ValuationFlat (+0.5% MoM) — anchor to recent comparables.
39 leases over the trailing 12 months (12-mo avg · 39 leases) — this month's count is too thin for a MoM read. Currently +27.4% vs the region median.
Get a Free ValuationSoftening (-5.2% MoM) — buyers may push back on this flat type.
Rental softening, -6.2% MoM — price with that in mind (19 leases last month). Currently +7.5% vs the region median.
Get a Free ValuationSoftening (-2.3% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (18 leases last month). Currently -4.8% vs the region median.
Get a Free ValuationRising (+8.2% MoM) — expect less room to negotiate on this flat type.
Rental strong, +4.3% MoM — supports pricing (9 leases last month). Currently -2.0% vs the region median.
Get a Free ValuationRents firming (+2.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Canberra St | 2 | $2,400/mo |
| Canberra Walk | 2 | $2,300/mo |
| Canberra Cres | 1 | $2,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 39 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-6.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Admiralty Dr | 1 | $3,000/mo |
| Admiralty Dr | 1 | $3,500/mo |
| Admiralty Dr | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Montreal Dr | 2 | $3,300/mo |
| Admiralty Dr | 1 | $2,500/mo |
| Admiralty Dr | 1 | $3,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+4.3% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Canberra Rd | 2 | $3,375/mo |
| Montreal Dr | 2 | $3,550/mo |
| Admiralty Dr | 1 | $3,650/mo |
Low/High = P25–P75 rent range this month.
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