District 27 · Sembawang · OCR
Watercove
Wak Hassan Drive · Strata Terrace · Freehold
Current PSF
$1,001
-24.5% vs district median
Gross yield
2.9%
median rent $8,200/mo
3-year gain
-7.1%
Transactions · 5y
10
3 in last 12 months
Nearest MRT
Canberra Mrt Station · 2,281.482m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential43 / 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
4%
PSF dispersion within project
The neighbourhood
Green
Irau Drive Playground · 80m - 4 parks within 1km
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 2.3km
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
$796
2022
$937
+17.7%
2023
$1,077
+14.9%
2024
$1,007
-6.5%
2025
$993
-1.4%
2026
$1,001
+0.8%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,500,000 | 3,434 | $1,019 | - |
| Jan 2026 | $3,600,000 | 3,466 | $1,039 | - |
| Jan 2026 | $3,300,000 | 3,488 | $946 | - |
| Jun 2025 | $3,400,000 | 3,423 | $993 | - |
| Dec 2024 | $3,388,000 | 3,466 | $978 | - |
| Apr 2024 | $3,586,000 | 3,466 | $1,035 | - |
| Sept 2023 | $4,228,888 | 3,348 | $1,263 | - |
| May 2023 | $3,420,000 | 3,843 | $890 | - |
| Apr 2022 | $3,498,888 | 3,444 | $1,016 | - |
| Apr 2022 | $2,970,000 | 3,466 | $857 | - |
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