HDB town scorecard · rubric v0.2

Sembawang

HDB Town / Resale scorecard

B-

61/100

75% measured

Carried by step-up gap to private (5.0/5); capped by price trend & momentum (2.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall61B-

the headline rubric: trend, equity, liquidity, supply, step-up

Value64B-

$621 psf — 30th pctile of 26 towns · private next door 2.12x pricier

Investment66B

9.8% 2yr momentum · 885 txns/12mo · ~88yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
2.0/5
9.8% 2yr psf growth ($565->$621)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
3.0/5
$614,432 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
3.0/5
885 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
5.0/5
2.12x ($1315 D27 private resale / $621 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Step-Up Gap to Private · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 885
Avg resale price: $604,439
Avg resale price psf: $621 psf
Data through: Oct 2026

Data coverage

75%

75% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed: — fully measured from source data (full coverage credit)
partial: — real but proxy signal (half credit)
inferred: — estimate, dampened toward neutral (no credit)
manual: — neutral 3.0 placeholder awaiting data (no credit)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

246 rated blocks

Every Sembawang block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 470 Sembawang Dr	A	84	495	~73yr	A+	A+
2	Blk 329 Sembawang Cl	A	82	523	~72yr	A	A+
3	Blk 313 Sembawang Dr	A	81	509	~72yr	A+	A+
4	Blk 325 Sembawang Cres	A	81	505	~72yr	A+	A+
5	Blk 338 Sembawang Cres	A	81	507	~72yr	A+	A+
6	Blk 423 Canberra Rd	A	80	518	~74yr	A	A+
7	Blk 425 Canberra Rd	A	80	516	~74yr	A	A+
8	Blk 469A Admiralty Dr	A	80	487	~74yr	A+	A+
9	Blk 333 Sembawang Cl	A-	80	505	~72yr	A+	A+
10	Blk 467A Admiralty Dr	A-	80	494	~74yr	A+	A+
11	Blk 469B Admiralty Dr	A-	80	508	~74yr	A+	A+
12	Blk 317 Sembawang Vista	A-	79	534	~72yr	A	A+
13	Blk 334 Sembawang Cl	A-	79	506	~72yr	A+	A
14	Blk 419 Canberra Rd	A-	79	524	~74yr	A	A+
15	Blk 409 Sembawang Dr	A-	78	505	~74yr	A+	A
16	Blk 330 Sembawang Cl	A-	78	515	~72yr	A	A
17	Blk 341B Sembawang Cl	A-	78	551	~74yr	B	A+
18	Blk 478 Sembawang Dr	A-	77	511	~73yr	A+	A-
19	Blk 486 Admiralty Link	A-	77	506	~77yr	A+	A
20	Blk 359B Admiralty Dr	A-	76	522	~74yr	A	A
21	Blk 408 Sembawang Dr	A-	76	536	~74yr	B	A+
22	Blk 468C Admiralty Dr	A-	76	461	~74yr	A+	B+
23	Blk 477 Sembawang Dr	A-	76	568	~73yr	B-	A+
24	Blk 315 Sembawang Vista	A-	76	534	~72yr	A	A
25	Blk 318 Sembawang Vista	A-	76	520	~72yr	A	A
26	Blk 411 Sembawang Dr	A-	76	524	~74yr	A	A+
27	Blk 115A Canberra Walk	A-	75	724	~91yr	D	A+
28	Blk 115C Canberra Walk	A-	75	738	~91yr	D	A+
29	Blk 115D Canberra Walk	A-	75	701	~91yr	D	A+
30	Blk 490 Admiralty Link	A-	75	560	~83yr	B-	A+
31	Blk 590C Montreal Link	A-	75	602	~88yr	C-	A+
32	Blk 592B Montreal Link	A-	75	597	~88yr	C-	A+
33	Blk 593A Montreal Link	A-	75	621	~88yr	D+	A+
34	Blk 130A Canberra Cres	B+	75	763	~91yr	D	A+
35	Blk 316 Sembawang Vista	B+	75	525	~72yr	A	A-
36	Blk 341A Sembawang Cl	B+	75	559	~74yr	B-	A+
37	Blk 351A Canberra Rd	B+	75	564	~74yr	B-	A
38	Blk 356C Admiralty Dr	B+	75	572	~74yr	B-	A+
39	Blk 357A Admiralty Dr	B+	75	519	~74yr	A	A-
40	Blk 359A Admiralty Dr	B+	75	523	~74yr	A	A
41	Blk 362B Sembawang Cres	B+	75	658	~92yr	D+	A+
42	Blk 412 Sembawang Dr	B+	75	533	~74yr	A	A-
43	Blk 421 Canberra Rd	B+	75	506	~74yr	A+	B+
44	Blk 467 Admiralty Dr	B+	75	481	~74yr	A+	A-
45	Blk 475 Sembawang Dr	B+	75	532	~73yr	A	A-
46	Blk 303 Canberra Rd	B+	74	530	~71yr	A	A
47	Blk 402 Admiralty Link	B+	74	497	~74yr	A+	A-
48	Blk 404 Admiralty Link	B+	74	496	~74yr	A+	A-
49	Blk 424 Canberra Rd	B+	74	503	~74yr	A+	B+
50	Blk 468B Admiralty Dr	B+	74	458	~74yr	A+	A-
51	Blk 468D Admiralty Dr	B+	74	466	~74yr	A+	A-
52	Blk 469 Admiralty Dr	B+	74	506	~74yr	A+	A-
53	Blk 509B Wellington Circle	B+	74	526	~77yr	A	A
54	Blk 335 Sembawang Cl	B+	73	524	~72yr	A	A-
55	Blk 360C Admiralty Dr	B+	73	529	~74yr	A	A-
56	Blk 467B Admiralty Dr	B+	73	485	~74yr	A+	B+
57	Blk 471 Sembawang Dr	B+	73	500	~73yr	A+	B
58	Blk 484 Admiralty Link	B+	73	480	~76yr	A+	A-
59	Blk 491 Admiralty Link	B+	73	521	~77yr	A	A
60	Blk 506A Wellington Circle	B+	73	540	~74yr	B	A+

Showing 60 of 246 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town