Sembawang Tides is a Standard BTO launch in SEMBAWANG (D27), part of the February 2024 BTO exercise. 660 units across 4 flat types, 5-year minimum occupation period.
Location & amenities
Amenity data not yet enriched for this project. Site analysis updates when the admin runs POST /admin/bto/enrich/21.
Unit mix & indicative pricing
| Flat type | Units | Indicative price | Area (sqm) |
|---|---|---|---|
| 2-Room Flexi | 66 | $19,000 – $32,000 | 37 – 45 |
| 3-Room | 132 | $34,000 – $52,000 | 65 – 72 |
| 4-Room | 330 | $47,000 – $70,000 | 90 – 97 |
| 5-Room | 132 | $57,000 – $84,000 | 110 – 117 |
BTO indicative PSF vs nearby HDB resale (SEMBAWANG, last 12 months)
Same town, matched flat type. Positive discount = BTO cheaper.
| Flat type | BTO PSF (mid) | Resale PSF (est.) | Discount vs resale |
|---|---|---|---|
| 2-Room Flexi | $620 | $861 | 27.9% |
| 3-Room | $620 | $713 | 13.0% |
| 4-Room | $620 | $619 | -0.2% |
| 5-Room | $620 | $563 | -10.1% |
Ballot odds & precedent
Final ballot subscription rates
| Flat type | Applicant | Supply | Applications | Rate |
|---|---|---|---|---|
| 2-Room Flexi | First-timer | 43 | 704 | 16.38x |
| 2-Room Flexi | Second-timer | 20 | 28 | 1.40x |
| 3-Room | First-timer | 86 | 449 | 5.22x |
| 3-Room | Second-timer | 40 | 34 | 0.86x |
| 4-Room | First-timer | 215 | 1,438 | 6.69x |
| 4-Room | Second-timer | 99 | 238 | 2.40x |
| 5-Room | First-timer | 86 | 310 | 3.60x |
| 5-Room | Second-timer | 40 | 52 | 1.31x |
Historical precedent: SEMBAWANG · Standard
| Flat type | Applicant | Median rate | Sample size |
|---|---|---|---|
| 2-Room Flexi | First-timer | 16.38x | 2 |
| 2-Room Flexi | Second-timer | 1.40x | 2 |
| 3-Room | First-timer | 5.22x | 2 |
| 3-Room | Second-timer | 0.86x | 2 |
| 4-Room | First-timer | 6.29x | 2 |
| 4-Room | Second-timer | 2.37x | 2 |
| 5-Room | First-timer | 3.40x | 2 |
| 5-Room | Second-timer | 1.31x | 2 |
Affordability worked examples
Assumptions: HDB concessionary loan at 2.6%, 25-year tenure, 75% LTV. Replace grant amounts with your eligibility from the HDB Grant Calculator.
| Persona | Flat | Price | Est. grant | Net price | Downpayment | Monthly |
|---|---|---|---|---|---|---|
| Young couple, first-timer (combined income S$8,000/month) | 3-Room | $43,000 | $60,000 | $0 | $0 | $0 |
| Family, first-timer (combined income S$12,000/month) | 4-Room | $58,000 | $30,000 | $28,000 | $7,000 | $95 |
| Upgrader, second-timer (combined income S$16,000/month) | 4-Room | $58,000 | $0 | $58,000 | $14,500 | $197 |
Related
- All projects in February 2024 BTO
- BTO vs Resale Calculator
- HDB Grant Eligibility
- HDB Loan vs Bank Loan
- SEMBAWANG HDB town profile
Sources & methodology
Methodology & Sources
Figures below are drawn from February 2024 BTO and revised one-time.
HDB resale and rental data from data.gov.sg.
- HDB project list and indicative pricing sourced from HDB press releases for the February 2024 BTO launch.
- Nearby resale comparison uses HDB resale transactions in SEMBAWANG over the last 12 months (averaged price ÷ midpoint floor area, converted to PSF).
- Ballot odds precedent aggregates final subscription rates from past BTO launches in SEMBAWANG under the Standard tier; median is reported with sample-size.
- Walkability score from ShiokNest WalkabilityService (DB-based: MRT + schools); OneMap amenities fetched on enrichment.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.