Sembawang Cottage

2 filed transactions · District 27 · OCR

Median, per square foot

867 psf

Observed range

$834 — $900 psf
S$1,104k median price

Freehold · 2 filed transactions

S$1,104k

Median price

Filed transactions

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,104,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month2 months with a sale

Nov '23 · S$978kFeb '24 · S$1,230k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

127 sqm · floor 01-05Apartment · Resale · 2024-02

S$1,230,000$900 psf

109 sqm · floor 01-05Apartment · Resale · 2023-11

S$978,000$834 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 27, typical project+0.8%

Middle of 1 projects in District 27 that clear the bar — half fall between +0.8% and +0.8%. None came out negative in this set.

Every band in District 27, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,272	1,024
06-10	S$1,298	972
11-15	S$1,311	528
16-20	S$1,319	9

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Yishun

1.0km

Primary schools within 1km

nearest 494m

Primary schools · straight-line distance

Jiemin Primary School494m

7 more between 1km and 2km

Ahmad Ibrahim Primary School1.0km
Yishun Primary School1.1km
Peiying Primary School1.2km
Xishan Primary School1.5km
Northland Primary School1.8km
Naval Base Primary School1.8km
Chongfu School1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Yishun1.0km
Khatib1.3km
Canberra1.8km

Also nearby

Hawker centreChong Pang Hawker Centre & Market549m
ParkSembawang Hot Spring Park908m
Other schoolsYishun Secondary School331m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Sembawang CottageStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,070–$1,346the middle half, per sq ft

$1,218median of those sales

From 46 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Northwood	222m	2026-07	01-05	149 sqm	$1,160
Sembawang Park	188m	2026-05	—	636 sqm	$972
Northwood	222m	2026-03	01-05	122 sqm	$1,245
Northwood	222m	2026-01	01-05	122 sqm	$1,247
Northwood	222m	2025-12	01-05	124 sqm	$1,225
Landed · Jalan Mata Ayer	255m	2025-12	—	636 sqm	$994
Sembawang Park	188m	2025-10	—	300 sqm	$1,253
Platina Gardens	202m	2025-10	—	161 sqm	$2,163
Northwood	222m	2025-10	01-05	124 sqm	$1,240
Northwood	222m	2025-10	01-05	122 sqm	$1,232
Northwood	222m	2025-09	01-05	124 sqm	$1,236
Northwood	222m	2025-07	01-05	152 sqm	$1,216
Sembawang Park	188m	2025-05	—	165 sqm	$1,858
Goodlink Park	142m	2024-09	—	175 sqm	$1,885
Sembawang Park	188m	2024-08	—	350 sqm	$1,287
Sembawang Park	188m	2024-05	—	718 sqm	$957
Sembawang Park	188m	2023-03	—	164 sqm	$1,561
Sembawang Park	188m	2022-09	—	305 sqm	$939
Landed · Goodlink Park	107m	2022-08	—	166 sqm	$1,829
Goodlink Park	142m	2022-04	—	304 sqm	$1,048
Goodlink Park	142m	2022-03	—	175 sqm	$1,593
Sembawang Park	188m	2022-03	—	1,029 sqm	$785

The 22 most recent are listed, out of 46 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-04-30	124m	251° WSW	3 storeys	Proposed reconstruction of the existing 2-storey corner terrace house to a 3-storey envelope control corner terrace ho…
2026-05-22	150m	267° W	3 storeys	Proposed amendment to approved new erection of an envelop control of 3-storey intermediate terrace house on lot 01760v…
2026-08-12	150m	267° W	3 storeys	Proposed new erection of an envelop control of 3-storey intermediate terrace house on lot 01760v & 05471m mk13 at 78 g…
2026-08-13	150m	267° W	3 storeys	Proposed 2nd amendment to approved new erection of an envelop control of 3-storey intermediate terrace house on lot 01…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,104,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,104,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$26,867

Cash in handS$694,717

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.