Sembawang Hills Estate rent and sale price
D20 / Bishan, Ang Mo Kio
Address 99 Casuarina Road Sembawang Hills Estate Singapore 579487
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Detached House, Non-Landed Properties, Semi-Detached House, Terrace House 387 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about Sembawang Hills Estate
Sembawang Hills Estate is a freehold detached house in D20 / Bishan, Ang Mo Kio. The page currently tracks 236 rentals and 151 sales.
- Typical rent is $4,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $4,168,000, with median sale PSF at $1,925 psf and total recorded sale value of $657.2M.
- Rent is up 5.8% over the last 3 months. Sale PSF is down 14.4% over the last 3 months.
Sembawang Hills Estate Market Position
How this project compares with the wider D20 market before you read the detailed tables.
Rent vs D20 +9.5%
Rents near district median
Sembawang Hills Estate's median rent is $4,600 compared with the D20 median of $4,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D20 +6.2%
Sale PSF near district median
Sembawang Hills Estate's median sale PSF is $1,925 psf versus the D20 median of $1,813 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.32%
Rent support below district screen
Gross yield is roughly 1.32% versus a D20 screen of 2.61%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 88.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -28.9%
Activity is lighter
27 recent transactions versus 38 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Sembawang Hills Estate against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Sembawang Hills Estate Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Median sale PSF $1,925 psf
Is the purchase price fair?
$4,040,000 to $4,290,000 and $1,870 to $1,980 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,600
Are similar units renting for more?
Unknown bedroom and 1,000 to 1,500 sqft give the closest unit-size checks.
Rent stability 88.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -28.9%
Is activity rising?
Activity is lighter. 27 recent transactions versus 38 in the prior 6-month view.
Run Sembawang Hills Estate numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,600/mo Test gross and net yield against typical rent. Buy vs rent $4.2M Compare ownership cost against renting. Mortgage $4.2M Estimate monthly payment from the sale price. Stamp duty $1,925 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Sembawang Hills Estate Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Detached House, Non-Landed Properties, Semi-Detached House, Terrace House
Sales 150 resale transactions, 1 new sale transaction
Total sold value $657.2M
Sembawang Hills Estate Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 236 Jun 2021 to May 2026
Sale transactions 151 Jun 2021 to Jun 2026
Rent trend 5.8% Last 3 months
Sale PSF trend -14.4% Last 3 months
Sembawang Hills Estate Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
MAYFLOWER MRT STATION (TE6) 1.09 km away
LENTOR MRT STATION (TE5) 1.37 km away
BRIGHT HILL MRT STATION (TE7) 1.52 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 1.07 km away
MAYFLOWER SECONDARY SCHOOL 1.19 km away
ANG MO KIO PRIMARY SCHOOL 1.5 km away
YIO CHU KANG SECONDARY SCHOOL 1.6 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 2.73 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 7.63 km away
ANG MO KIO PARK CONNECTOR Park / green link · 2.09 km away
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 2.11 km away
Sembawang Hills Estate Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,700 61 rentals in view
Latest median sale PSF $2,046 psf 43 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 1 $2,046 psf $6,150,000
May 2026 3 $4,700 2 $2,334 psf $6,100,000
Apr 2026 1 $6,000 4 $2,245 psf $4,600,000
Mar 2026 2 $5,500 4 $2,153 psf $5,025,000
Feb 2026 2 $4,850 2 $2,701 psf $5,296,970
Jan 2026 1 $5,200 5 $2,623 psf $5,200,000
Dec 2025 2 $6,500 3 $3,057 psf $5,450,000
Nov 2025 1 $9,000 1 $2,667 psf $6,100,000
Oct 2025 8 $5,200 1 $2,766 psf $4,150,000
Sept 2025 5 $5,800 1 $2,085 psf $3,128,000
Aug 2025 6 $4,750 3 $2,494 psf $4,950,000
Jul 2025 5 $4,450 2 $2,187 psf $4,662,500
Projects Similar to Sembawang Hills Estate
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 Sky Habitat 3.8 km away 644 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,781 psf
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- $4,000
- Median sale PSF
- $1,961 psf
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- Median rent
- $4,213
- Median sale PSF
- $2,168 psf
- Median rent
- $3,600
- Median sale PSF
- $1,901 psf
Sembawang Hills Estate Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
00 bed $2,500 $2,500 1
Unknown $4,600 $5,076 235
Sembawang Hills Estate Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 1,000 sqft $4,000 $4,022 25
900 to 1,000 sqft $3,800 $3,700 6
1,000 to 1,500 sqft $4,750 $4,759 66
1,000 to 1,100 sqft $3,500 $3,269 13
1,100 to 1,200 sqft $3,250 $3,250 2
1,500 to 2,000 sqft $4,250 $4,211 44
1,900 to 2,000 sqft $7,500 $8,167 3
2,000 to 2,500 sqft $3,800 $4,055 31
Sembawang Hills Estate Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
- $4,168,000 $1,925 psf 151
Sembawang Hills Estate Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Sembawang Hills Estate shows a typical monthly rent of $4,600 across 236 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,600
Rentals 236
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Sembawang Hills Estate point to a typical sale price of $4,168,000 and $1,925 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $4,168,000
Median PSF $1,925 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Sembawang Hills Estate has 151 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $657.2M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D20 to compare Sembawang Hills Estate against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Sembawang Hills Estate FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Sembawang Hills Estate?
Sembawang Hills Estate has a median monthly rent of $4,600 across 236 rentals.
What is the typical sale price at Sembawang Hills Estate?
The median sale price for Sembawang Hills Estate is $4,168,000, based on 151 sales on this page.
What is the median sale PSF at Sembawang Hills Estate?
The median sale price per square foot for Sembawang Hills Estate is $1,925 psf. The average sale PSF is $2,006 psf.
Is Sembawang Hills Estate freehold or leasehold?
Sembawang Hills Estate is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Sembawang Hills Estate located?
Sembawang Hills Estate is located at 99 Casuarina Road Sembawang Hills Estate Singapore 579487 in D20 / Bishan, Ang Mo Kio.
How current is the Sembawang Hills Estate transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.