SELL & RENT HDBS IN SEMBAWANG ESTATE
Sembawang (三巴旺), located in the northern region of Singapore, carries a rich naval heritage. Part of the North West CDC, it is served by Sembawang MRT station on the North-South Line and has good connectivity via the SLE and upcoming North-South Corridor.
Once considered remote (heard of the term, ulu Sembawang?), Sembawang has seen significant development in recent years, with its HDB resale prices rising faster than any other neighbourhood in Singapore (2019-Q1 to 2023-Q4).
With its mix of new and mature HDB flats, proximity to amenities, and ongoing infrastructure improvements, Sembawang has become an increasingly attractive option for those looking to buy or rent HDB flats in Singapore
These are some of the HDB subzones in the Sembawang estate:
- Admiralty
- Sembawang Central
- Sembawang East
- Sembawang North
When the big ships come in, they open up the dry dock. The ship will come in and they will close it back. The water will go off but the fish that come in cannot go out.
So the whole dock is full of fish and people are just going down and collecting the fish. People were very good in the sense that not everybody worked in the dry dock, you see.
So those who were there would take [fish] and share with all the workers. So when the big ships come, it’s like a party, a carnival in the base, everybody having fresh fish.
Famous criminal lawyer. On the community spirit he saw growing up in Sembawang..
QUICK LINKS
HDB SEMBAWANG BRANCH OFFICE
7 INTERESTING FACTS ABOUT SEMBAWANG HDB ESTATE
(a) Natural Heritage:
Sembawang is named after the Sembawang tree (Mesua ferruginea), which used to be abundant in the area. The last original Sembawang tree can still be found in Sembawang Park.
(b) Naval Legacy:
The area was once home to a major British naval base, known as the “Gibraltar of the East,” which was operational from the 1920s until 1971.
(c) Historical Street Names:
Many roads in Sembawang are named after countries, capitals, and cities of the Commonwealth, reflecting its British naval history. Here’s some of them:
- Canberra Road
- Canada Road
- Gibraltar Crescent
- Kenya Crescent
- Montreal Road
(d) Natural Attractions:
Sembawang offers unique natural features like the Sembawang Hot Spring Park and Sembawang Beach, one of only two natural sandy beaches in mainland Singapore.
(e) Maritime-Themed Recreation:
Sembawang Park features a maritime-themed children’s playground in the form of a battleship, paying homage to the area’s naval heritage.
(f) Tranquil Living:
Many residents appreciate Sembawang’s quiet and laid-back charm compared to busier parts of Singapore. As one resident noted, it feels like “travelling back in time to the 80s” in some parts.
(g) Housing Value:
Property prices, while rising, are still considered more affordable compared to some other parts of Singapore.
Are you considering selling, buying or renting out your HDB flat in Sembawang?
Or simply curious about the HDB housing scene in Sembawang?
Check out the HDB median resale prices and rental statistics for Sembawang below.
I will be updating these statistics every quarter.
HOW ARE HDB RESALE PRICES IN SEMBAWANG?
Quarterly Sembawang HDB Median Resale Prices up to Q3 2024
SALE ANALYSIS FOR SEMBAWANG HDB RESALE FLATS
Note: All prices shown are median resale prices. The median price represents the middle value when all transactions in a quarter are arranged from lowest to highest, providing a better representation of the typical price than an average would.
(a) RECENT TREND ANALYSIS (2020-2024)
From 2020-Q1 to 2024-Q3, Sembawang’s resale market showed strong growth:
2-Room Flats:
- First appearance in 2022-Q4: $327,500
- Current median price (2024-Q3): $360,000
- Recent price appreciation of 9.9% in 2024
3-Room Flats:
- First appearance in 2022-Q4: $432,500
- Current median price (2024-Q3): $495,000
- Current price is historical peak
4-Room Flats:
- Starting median price (2020-Q1): $351,000
- Current price (2024-Q3): $568,000
- Median price appreciation: 61.8% in ~4 years
Key Observations:
- Current price is historical peak
- Significant acceleration since 2021
5-Room Flats:
- Starting median price (2020-Q1): $408,000
- Current price (2024-Q3): $620,000
- Median price appreciation: 52% in ~4 years
Key Observations:
- Current price is historical peak
- Crossed $600,000 mark in 2023-Q4
Executive Flats:
- Starting median price (2020-Q3): $480,000
- Latest price (2024-Q2): $695,000
- Median price appreciation: 44.8%
Key Observations:
- Sporadic transaction data
- Current price is historical peak
(b) LONG TERM GROWTH (2007-2024)
Overall price changes from earliest data point to 2024-Q3:
4-Room Flats:
- Starting median price (2007-Q2): $240,000
- Current median price (2024-Q3): $568,000
- Total median price appreciation: 136.7%
5-Room Flats:
- Starting median price (2007-Q2): $287,000
- Current median price (2024-Q3): $620,000
- Total median price appreciation: 116%
Executive Flats:
- Starting median price (2007-Q2): $334,000
- Latest price (2024-Q2): $695,000
- Total median price appreciation: 108.1%
P.S. HDB provides the median resale price for a flat type only if the estate has at least 20 transactions for that quarter. This explains why the line graphs for the 2-room, 3-room & executive HDB flats in Sembawang have gaps. There were less than 20 transactions in those quarters.
HIGHEST RESALE PRICE
Highest resale price achieved for the different Sembawang HDB flat types in 2024-Q3:
a) HDB 2-room flat: $420,000 @ 117B Canberra Crescent
b) HDB 3-room flat: $572,000 @ multiple locations
c) HDB 4-room flat: $793,880 @ 132B Canberra View
d) HDB 5-room flat: $792,500 @ 128A Canberra Street
e) HDB executive flat: $830,000 @ 588B Montreal Drive
Looking to sell your Sembawang HDB flat or explore your upgrading options?
I’ve helped many sellers. I can help you, too.
HOW ARE HDB RENTAL PRICES IN SEMBAWANG?
Quarterly Sembawang HDB Median Rental Prices up to Q3 2024
RENTAL ANALYSIS FOR SEMBAWANG HDB FLATS
(a) RECENT TREND ANALYSIS (2020-2024)
From 2020-Q1 to 2024-Q3, Sembawang’s rental market showed strong growth:
2-Room Flats:
- First appeared in 2023-Q2: $2,350
- 2024-Q3: $2,300
- Limited transaction data
4-Room Flats:
- 2020-Q1: $1,800 → 2024-Q3: $3,100
- Increase: +72.2%
5-Room Flats:
- 2020-Q1: $1,900 → 2024-Q3: $3,200
- Increase: +68.4%
Executive Flats:
- 2020-Q1: $2,050 → 2024-Q3: $3,500
- Increase: +70.7%
Key Observations:
- Steepest rise began in 2022 due to post-pandemic demand
- 4-room flats flats saw highest percentage increase
- Rental gaps range from $100 to $300 between flat types
- Emerging 2-room rental market
(b) LONG TERM GROWTH (2007-2024)
Overall price changes from earliest data point to 2024-Q3:
4-Room Flats:
- 2007-Q2: $1,225 → 2024-Q3: $3,100
- Total Growth: +153.1%
5-Room Flats:
- 2007-Q2: $1,300 → 2024-Q3: $3,200
- Total Growth: +146.2%
Executive Flats (consistent data from 2013-Q1):
- 2013-Q1: $2,600 → 2024-Q3: $3,500
- Total Growth: +34.6%
P.S. HDB provides the median rental price for a flat type only if the estate has at least 20 transactions for that quarter. This explains why the line graphs for 2-room (a lot) & executive HDB flats in Sembawang have gaps. There were less than 20 transactions in those quarters.
HIGHEST RENT
Highest rent achieved for the different Sembawang HDB flat types in 2024-Q3:
a) HDB 2-room flat: $2,550 @ 463A Sembawang Drive
b) HDB 3-room flat: $3,800 @ 592B Montreal Link
c) HDB 4-room flat: $3,900 @ 341A Sembawang Close
d) HDB 5-room flat: $4,300 @ 588A Montreal Drive
e) HDB executive flat: $4,400 @ 463A Sembawang Drive
Looking to rent out your Sembawang HDB flat or explore your options?
I’ve helped many landlords. I can help you, too.
Check out the sales & rental trends in other HDB towns in Singapore.
Rating
Jack is a straightforward guy who can lets me know if things can or cannot be done. He tries to do his best for both tenant and landlord so that we all meet middle ground. Thanks Jack!
I'm truly grateful for my experience working with Jack Sheo. I found his website while searching for a Singapore property agent to help sell my property, and I couldn't have made a better choice. From our first meeting, Jack's knowledge and professionalism stood out. He has a wonderful way of making you feel at ease. Talking with him felt like discussing my property with a knowledgeable friend who genuinely cared about my needs. His insights were valuable, and I appreciated that he never pressured me. Throughout the entire selling process, Jack was an invaluable guide. He patiently walked me through each step, turning what could have been a stressful experience into a manageable journey. When he learned I was overwhelmed with work, he even arranged for my furniture disposal. A gesture that genuinely touched me. Reading other reviews, I see that my positive experience isn't unique. Jack consistently delivers excellent service to his clients. I'm so thankful for my smooth and positive property sale experience. Jack, you're truly exceptional at what you do. Thank you for making this process so much easier and more pleasant than I ever expected. If you're in need of a property agent in Singapore, I wholeheartedly recommend Jack Sheo. His dedication and expertise made all the difference in my experience, and I'm confident he'll do the same for you.
Jack was very helpful & responsive with the Singapore real estate questions that I had. It was a pleasure talking to him.
Let me start by saying Jack isn't a typical Singapore property agent. I didn't feel any pressure from him, which isn't typical of property agents. He's been very proactive & professional in assisting me with the sale & rental of my property. Always helpful with suggestions & advice that are backed up by sound analysis of the situation and the real estate market. I have full confidence recommending him to anyone in need of a property agent in Singapore.
I had the pleasure to work with Jack for rental of our home and I couldn't be happier with the experience. From start to finish, Jack demonstrated exceptional professionalism, dedication and market knowledge. Jack took the time to understand our requirements ensuring that the tenant who viewed were good fit. He is always available to answer my doubts and questions, provide insights and offer invaluable advice. What truly set Jack apart was his commitment to making the process as smooth and stress free as possible. He handled all details in great care from arranging for viewings, negotiating term and finalizing the paper work. He also went the extra mile to help us tie up loose ends after we have left SG. I highly recommend Jack to anyone in need for a top notch real estate consultant/agent.
WHAT BRINGS YOU HERE TODAY?
Are you wondering what to do in today’s market?
Perhaps you already have a clear mind of what you want to do?
In my blog, I often share stories of the challenges, triumphs, and lessons learned in my work as a real estate agent in Singapore.
Regardless of your situation, you can use me as a sounding board. I’ll provide perspective and clarity from my experience.
