District 20 · Ang Mo Kio · OCR
Sembawang Hills Estate
Casuarina Road · Semi-detached · Freehold
Current PSF
$2,393
+21.9% vs district median
Gross yield
1.7%
median rent $5,150/mo
3-year gain
21.8%
Transactions · 5y
151
32 in last 12 months
Nearest MRT
Lentor Mrt Station · 1,372.206m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$7,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
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
25%
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 712m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 1.0km
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 368m
Green
Gelenggang Park · 299m - 10 parks within 1km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 1.6km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,646
2022
$2,002
+21.6%
2023
$1,912
-4.5%
2024
$1,913
+0.1%
2025
$2,337
+22.2%
2026
$2,328
-0.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $5,150,000 | 2,416 | $2,131 | - |
| Jun 2026 | $6,150,000 | 3,006 | $2,046 | - |
| Jun 2026 | $4,600,000 | 2,047 | $2,247 | - |
| Jun 2026 | $4,250,000 | 2,076 | $2,047 | - |
| May 2026 | $6,350,000 | 2,012 | $3,156 | - |
| May 2026 | $5,850,000 | 3,871 | $1,511 | - |
| Apr 2026 | $6,680,000 | 2,252 | $2,967 | - |
| Apr 2026 | $5,300,000 | 2,093 | $2,533 | - |
| Apr 2026 | $3,900,000 | 2,012 | $1,939 | - |
| Apr 2026 | $2,800,000 | 1,431 | $1,957 | - |
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