District 27 · Sembawang · OCR
Skypark Residences
Sembawang Crescent · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,481
+11.8% vs district median
Gross yield
3.0%
median rent $4,900/mo
3-year gain
19.1%
Transactions · 5y
205
19 in last 12 months
Nearest MRT
Sembawang Mrt Station · 679.438m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+142% premium
HDB median $613 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Sembawang Primary School 330m · Phase 2C 1.4× balloted · Wellington Primary School 998m · Phase 2C 2.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 415m
Food
Bukit Canberra Hawker Centre · 660m
Green
Legundi Pk · 344m - 6 parks within 1km
Mall
Sembawang Shopping Centre · 574m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 716m
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 $1,389 psf - 2% above units on floors 1–5 ($1,365 psf).
Price trend average PSF by year
2021
$1,053
2022
$1,170
+11.1%
2023
$1,237
+5.7%
2024
$1,337
+8.1%
2025
$1,419
+6.1%
2026
$1,473
+3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,300/mo | $3.74 | 3.0% | 35 |
| 4BR | $4,900/mo | $3.63 | 2.9% | 18 |
| 5BR | $6,100/mo | $3.94 | 3.2% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,750,000 | 1,722 | $1,597 | 11-15 |
| Jun 2026 | $2,280,000 | 1,593 | $1,431 | 11-15 |
| Jun 2026 | $2,016,888 | 1,302 | $1,549 | 11-15 |
| May 2026 | $2,000,000 | 1,302 | $1,536 | 01-05 |
| Feb 2026 | $2,180,000 | 1,582 | $1,378 | 01-05 |
| Feb 2026 | $1,868,000 | 1,302 | $1,434 | 01-05 |
| Feb 2026 | $1,860,000 | 1,313 | $1,416 | 01-05 |
| Feb 2026 | $1,500,000 | 1,152 | $1,302 | 01-05 |
| Jan 2026 | $2,100,000 | 1,302 | $1,612 | 11-15 |
| Dec 2025 | $1,820,000 | 1,238 | $1,470 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Skypark Residences actually sell for - this project trades at 2.7× the nearest block’s PSF.