District 27 · Sembawang · OCR
Parc Life
Sembawang Crescent · Executive Condominium · 99 yrs lease commencing from 2014
Current PSF
$1,423
+7.4% vs district median
Gross yield
3.3%
median rent $4,100/mo
3-year gain
12.7%
Transactions · 5y
249
38 in last 12 months
Nearest MRT
Sembawang Mrt Station · 625.256m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+132% premium
HDB median $613 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Sembawang Primary School 336m · Phase 2C 1.4× balloted · Canberra Primary School 891m · Phase 2C 1.2× balloted · Wellington Primary School 965m · Phase 2C 2.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 281m
Food
Bukit Canberra Hawker Centre · 660m
Green
Legundi Pk · 477m - 5 parks within 1km
Mall
Sembawang Shopping Centre · 701m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 707m
Who lives in Sembawang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
102,640
Median age
37 yrs
55% under 40 · getting older
Children 0–9
12,130
▲ 23% since 2015 · future P1 demand
Household size
3.3 avg
Homes
85% HDB
11% condo · 4% landed
Degree holders
31%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
45%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,362 psf - 4% above units on floors 1–5 ($1,314 psf).
Price trend average PSF by year
2021
$1,006
2022
$1,063
+5.7%
2023
$1,267
+19.2%
2024
$1,320
+4.2%
2025
$1,372
+3.9%
2026
$1,428
+4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $4.53 | 3.8% | 10 |
| 3BR | $4,100/mo | $3.90 | 3.3% | 90 |
| 4BR | $4,800/mo | $3.84 | 3.2% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,900,000 | 1,270 | $1,496 | 11-15 |
| Jun 2026 | $1,625,000 | 1,109 | $1,466 | 11-15 |
| Jun 2026 | $1,570,000 | 1,109 | $1,416 | 06-10 |
| Jun 2026 | $1,300,000 | 958 | $1,357 | 01-05 |
| May 2026 | $2,158,000 | 1,550 | $1,392 | 01-05 |
| May 2026 | $1,890,000 | 1,270 | $1,488 | 11-15 |
| May 2026 | $1,560,000 | 1,066 | $1,464 | 11-15 |
| May 2026 | $1,530,000 | 1,066 | $1,436 | 06-10 |
| May 2026 | $1,380,000 | 1,001 | $1,379 | 06-10 |
| May 2026 | $1,380,000 | 1,001 | $1,379 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Parc Life actually sell for - this project trades at 2.9× the nearest block’s PSF.