SEMBAWANG SQUARE ESTATE

SEMBAWANG SQUARE ESTATE shows a typical monthly rent of $5,000 across 6 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.

• 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.

Recent sales at SEMBAWANG SQUARE ESTATE point to a typical sale price of $3,820,000 and $1,085 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.

• 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.

For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. SEMBAWANG SQUARE ESTATE has 3 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.

• 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.