District 27 · Sembawang · OCR
Springhill
Sembawang Walk · Strata Terrace · 99 yrs lease commencing from 2002
Current PSF
$800
-39.6% vs district median
Gross yield
3.8%
median rent $6,500/mo
3-year gain
13.6%
Transactions · 5y
44
7 in last 12 months
Nearest MRT
Canberra Mrt Station · 808.234m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 100
24 years old · composite of plot use, age, tenure, value gap & size
Lease decay75 years left
worth 88.5%of freehold today (Bala’s Table) · loses ~5.5pts 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 584m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 845m
Food
Bukit Canberra Hawker Centre · 827m
Green
Legundi Pk · 93m - 7 parks within 1km
Mall
Sembawang Shopping Centre · 239m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 894m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$585
2022
$646
+10.4%
2023
$704
+9%
2024
$768
+9.1%
2025
$796
+3.6%
2026
$800
+0.5%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,480,000 | 3,046 | $814 | 01-05 |
| Apr 2026 | $2,300,000 | 2,766 | $831 | 01-05 |
| Mar 2026 | $2,280,000 | 2,906 | $785 | 01-05 |
| Mar 2026 | $2,250,000 | 2,691 | $836 | 01-05 |
| Feb 2026 | $2,408,888 | 3,014 | $799 | 01-05 |
| Feb 2026 | $2,340,000 | 2,906 | $805 | 01-05 |
| Jan 2026 | $2,000,000 | 2,745 | $729 | 01-05 |
| Jul 2025 | $2,300,000 | 3,014 | $763 | 01-05 |
| Mar 2025 | $2,325,000 | 2,906 | $800 | 01-05 |
| Feb 2025 | $2,350,000 | 2,906 | $809 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Springhill actually sell for - this project trades at 1.5× the nearest block’s PSF.