Projects
SEMBAWANG HILLS ESTATE
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 380 transactions Freehold Updated Mar 2026
Property image pending
Project read
Quick summary about SEMBAWANG HILLS ESTATE
Sembawang Hills Estate is a freehold detached house, non-landed properties, semi-detached house, terrace house in D20 / Bishan, Ang Mo Kio. Sembawang Hills Estate currently has 232 rental contracts and 148 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $4,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $4,150,000, with median sale PSF at $1,919 psf and total recorded sale value of $638.8M.
- Rent is down 20.0% over the last 3 months. Sale PSF is down 15.8% over the last 3 months.
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
Sale records 147 resale transactions, 1 new sale transaction
Total sold value $638.8M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 232 May 2021 to Feb 2026
Sale transactions 148 May 2021 to Mar 2026
Rent trend -20.0% Last 3 months
Sale PSF trend -15.8% Last 3 months
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
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,500 64 rental contracts in view
Latest median sale PSF $2,245 psf 47 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 4 $2,245 psf $4,600,000
Feb 2026 2 $5,500 4 $2,153 psf $5,025,000
Jan 2026 2 $4,850 2 $2,701 psf $5,296,970
Dec 2025 1 $5,200 5 $2,623 psf $5,200,000
Nov 2025 2 $6,500 3 $3,057 psf $5,450,000
Oct 2025 1 $9,000 1 $2,667 psf $6,100,000
Sept 2025 8 $5,200 1 $2,766 psf $4,150,000
Aug 2025 5 $5,800 1 $2,085 psf $3,128,000
Jul 2025 6 $4,750 3 $2,494 psf $4,950,000
Jun 2025 5 $4,450 2 $2,187 psf $4,662,500
May 2025 2 $4,400 0 - -
Apr 2025 7 $7,400 7 $2,307 psf $5,080,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 SKY HABITAT 3.8 km away 629 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,772 psf
- Median rent
- $4,500
- Median sale PSF
- $1,770 psf
- Median rent
- $4,000
- Median sale PSF
- $1,961 psf
- Median rent
- $4,500
- Median sale PSF
- $1,787 psf
- Median rent
- $4,250
- Median sale PSF
- $2,157 psf
- Median rent
- $3,600
- Median sale PSF
- $1,891 psf
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 $5,066 231
Rent by floor area
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 $4,800 $4,767 63
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
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
- $4,150,000 $1,919 psf 148
Latest transactions
Most recent URA rental contracts and sale transactions 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 232 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,600
Rental contracts 232
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 $4,150,000 and $1,919 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $4,150,000
Median PSF $1,919 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 148 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $638.8M
Latest update Mar 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 recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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?
Based on the URA rental records currently loaded for SEMBAWANG HILLS ESTATE, the median monthly rent is $4,600 across 232 rental contracts.
What is the typical sale price at SEMBAWANG HILLS ESTATE?
The median sale price for SEMBAWANG HILLS ESTATE is $4,150,000, based on 148 URA sale transactions in the local dataset.
What is the median sale PSF at SEMBAWANG HILLS ESTATE?
The median sale price per square foot for SEMBAWANG HILLS ESTATE is $1,919 psf. The average sale PSF is $2,001 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 URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.