The Cheapest and Priciest Blocks in Sembawang
Block-level resale data for Sembawang: the five lowest and five highest price-per-square-metre blocks, with sales counts and remaining lease.
Across 141 blocks in Sembawang with at least six resales in the past two years, price per square metre ranges from $4,901 to $8,948 — a spread of 83%. That range is what estate-level averages hide.
Lowest price per square metre
| Block | Street | Sales | $ / sqm | Lease left |
|---|---|---|---|---|
| 468B | Admiralty Drive | 6 | $4,901 | 74 yr 05 mo |
| 468D | Admiralty Drive | 6 | $5,018 | 74 yr 11 mo |
| 468C | Admiralty Drive | 7 | $5,040 | 74 yr 06 mo |
| 467B | Admiralty Drive | 10 | $5,212 | 75 yr 01 mo |
| 469A | Admiralty Drive | 12 | $5,213 | 74 yr 09 mo |
Highest price per square metre
| Block | Street | Sales | $ / sqm | Lease left |
|---|---|---|---|---|
| 131A | Canberra Crescent | 22 | $8,948 | 94 yr 04 mo |
| 132C | Canberra View | 21 | $8,791 | 94 yr 04 mo |
| 130A | Canberra Crescent | 11 | $8,701 | 92 yr 01 mo |
| 132A | Canberra Crescent | 28 | $8,665 | 94 yr 04 mo |
| 132B | Canberra View | 20 | $8,663 | 94 yr 02 mo |
The median block in Sembawang averages $6,408 per square metre. The five cheapest sit 24% below that line; the five dearest, 40% above it. That is the same town, the same transport network and, in many cases, blocks within walking distance of each other.
The pattern is rarely random. The cheapest blocks are usually the oldest, furthest from an MRT entrance, or made up of smaller units that carry a lower absolute price and a lower per-square-metre rate. The priciest are newer, taller, or sit on the edge of a transport node.
Lease explains part of it: the five cheapest blocks average 75 years remaining against 94 years for the five dearest. The rest is location and stock — the cheapest end of Sembawang is dominated by Admiralty Drive.
Reading a block average honestly
- Six sales is a thin sample; one renovated high-floor unit can move a block average noticeably.
- A block average mixes flat types, so a block of mostly five-room flats will look expensive per square metre.
- Lease remaining is shown because it moves price independently of everything else.