Rent vs D20 +15.6%
Rents above district median
Sembawang Hills Estate's latest 12-month median rent is $5,200 compared with the D20 median of $4,500 for the same period. Use this district check before narrowing by bedroom and area band.
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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Quick summary about Sembawang Hills Estate
Sembawang Hills Estate is a freehold detached house in D20 / Bishan, Ang Mo Kio. The page currently tracks 249 rentals and 158 sales.
- Latest 12M median rent is $5,200 per month from 44 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $5,150,000, with median sale PSF at $2,304 psf from 31 sales.
- Rent is down 9.1% over the last 3 months. Sale PSF is up 3.7% over the last 3 months.
Sembawang Hills Estate Market Brief
Compare the project with D20 across rent, sale PSF, tenure and transaction activity.
Compared with D20
Sale PSF vs D20 +12.9%
Sale PSF above district median
Sembawang Hills Estate's latest 12-month median sale PSF is $2,304 psf versus the D20 median of $2,041 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.21%
Rent support below district screen
Gross yield is roughly 1.21% versus a D20 screen of 2.20%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 80.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +15.6%
Activity is steady
Recent transaction volume is close to 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.
Before you decide
Latest 12M median rent $5,200
Is the asking rent fair?
$4,950 to $5,450 is the first fair-rent band to check. Above $5,450 should have a visible reason.
Latest 12M median sale PSF $2,304 psf
Is the purchase price fair?
$5,000,000 to $5,300,000 and $2,230 to $2,370 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 80.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +15.6%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
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 157 resale transactions, 1 new sale transaction
Total sold value $687.5M
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 249 Jun 2021 to Jul 2026
Sale transactions 158 Jun 2021 to Aug 2026
Rent trend -9.1% Last 3 months
Sale PSF trend 3.7% 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
No amenity match yet.
Sembawang Hills Estate Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,500 66 rentals in view
Latest median sale PSF $2,632 psf 48 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 1 $2,632 psf $3,950,000
Jul 2026 7 $5,500 4 $2,328 psf $4,614,000
Jun 2026 6 $5,000 3 $2,047 psf $4,600,000
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
Projects Similar to Sembawang Hills Estate
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Goldenhill Park Condominium 4.6 km away 424 transactions
- Median rent
- $5,500
- Median sale PSF
- $2,154 psf
- Median rent
- $4,213
- Median sale PSF
- $2,168 psf
- Median rent
- $4,000
- Median sale PSF
- $1,981 psf
- Median rent
- $4,500
- Median sale PSF
- $1,781 psf
- Median rent
- $4,500
- Median sale PSF
- $1,791 psf
- Median rent
- $4,650
- Median sale PSF
- $1,609 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 $5,103 248
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 $4,150 $4,120 30
900 to 1,000 sqft $4,000 $3,886 7
1,000 to 1,500 sqft $4,800 $4,757 69
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 $4,230 46
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
- $4,200,000 $1,955 psf 158
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 latest 12-month median monthly rent of $5,200 across 44 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,200
Rentals in period 44
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
Latest 12M sales at Sembawang Hills Estate show a median price of $5,150,000 and $2,304 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $5,150,000
Latest 12M median PSF $2,304 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 158 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $687.5M
Latest record Aug 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.
Run Sembawang Hills Estate numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,200/mo Test gross and net yield against typical rent. Buy vs rent $5.2M Compare ownership cost against renting. Mortgage $5.2M Estimate monthly payment from the sale price. Stamp duty $2,304 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $5,200 across 44 rentals in that period.
What is the typical sale price at Sembawang Hills Estate?
The latest 12-month median sale price for Sembawang Hills Estate is $5,150,000, based on 31 sales in that period.
What is the median sale PSF at Sembawang Hills Estate?
The latest 12-month median sale price per square foot for Sembawang Hills Estate is $2,304 psf. The average for the same period is $2,429 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.