District 27 · Sembawang · OCR
Sun Plaza
Sembawang Drive · Apartment · 99 yrs lease commencing from 1996
Current PSF
$1,103
-16.8% vs district median
Gross yield
3.8%
median rent $3,675/mo
3-year gain
42.4%
Transactions · 5y
11
3 in last 12 months
Nearest MRT
Sembawang Mrt Station · 155.711m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+80% premium
HDB median $613 psf
Area income
$8,500/mo median
commercial zone
En-bloc potential42 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
8%
PSF dispersion within project
The neighbourhood
P1 ring
Sembawang Primary School 327m · Phase 2C 1.4× balloted · Wellington Primary School 511m · Phase 2C 2.6× balloted · Canberra Primary School 528m · Phase 2C 1.2× balloted · Endeavour Primary School 680m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 435m
Food
Bukit Canberra Hawker Centre · 363m
Green
Park At Sembawang Alley · 84m - 4 parks within 1km
Mall
Sembawang Shopping Centre · 922m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 363m
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
$736
2022
$828
+12.5%
2023
$750
-9.4%
2025
$1,126
+50.1%
2026
$1,068
-5.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.33 | 3.6% | 36 |
| 3BR | $4,000/mo | $2.96 | 3.2% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,050,000 | 1,066 | $985 | 06-10 |
| Mar 2026 | $1,560,000 | 1,356 | $1,150 | 06-10 |
| Aug 2025 | $1,200,000 | 1,023 | $1,174 | 06-10 |
| Apr 2025 | $1,450,000 | 1,345 | $1,078 | 11-15 |
| Apr 2023 | $1,420,800 | 1,776 | $800 | 06-10 |
| Feb 2023 | $950,000 | 1,356 | $700 | 06-10 |
| Apr 2022 | $882,000 | 1,066 | $828 | 06-10 |
| Nov 2021 | $976,000 | 1,313 | $743 | 06-10 |
| Aug 2021 | $1,280,000 | 1,776 | $721 | 06-10 |
| Aug 2021 | $1,050,000 | 1,345 | $780 | 11-15 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Sun Plaza actually sell for - this project trades at 2.0× the nearest block’s PSF.