Sembawang Villas
Overview & Key Facts
SEMBAWANG VILLAS is a freehold residential development along SEMBAWANG PLACE in District 27 (Sembawang / Yishun). The project comprises a compact development and sits in the established secondary market, placing it in the OCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
SEMBAWANG VILLAS is roughly 0.74km from Canberra — within the conventional 800m walking threshold. Capital values capture meaningful MRT premium; rental tenants typically rate this as 'walkable'.
Within District 27 (Sembawang / Yishun), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Canberra Secondary School (0.44km), Canberra Primary School (0.48km), Sembawang Primary School (1.03km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | secondary | Within 1 km |
| Canberra Primary School | primary | Within 1 km |
| Sembawang Primary School | primary | ~1.0 km |
| Sembawang Secondary School | secondary | ~1.0 km |
| North View Primary School | primary | ~1.3 km |
| Orchid Park Secondary School | secondary | ~1.4 km |
| Ahmad Ibrahim Secondary School | secondary | ~1.4 km |
| Ahmad Ibrahim Primary School | primary | ~1.5 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $7,588,000 to $7,588,000, averaging $7,588,000 (~$1,053 psf).
Rents range from $5,500 to $6,300 per month across 2 rental transactions. Current rental yield sits at approximately 1.0%.
Neighbourhood Comparison
Among directly-comparable district projects: NORTH GAIA at $1,312 psf (+24.6% vs this project); THE WATERGARDENS AT CANBERRA at $1,491 psf (+41.5% vs this project); PROVENCE RESIDENCE at $1,182 psf (+12.2% vs this project). The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SEMBAWANG VILLAS | Freehold | — | — | $1,053 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
ShiokNest Scores
Our proprietary scoring system evaluates SEMBAWANG VILLAS across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- MRT within walking distance (<800m) supports CBD-bound commuters and rental demand
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- PSF trades at a meaningful discount to comparable district projects
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: SEMBAWANG VILLAS is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.5/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.