Sembawang 2-room HDB resale prices

How Sembawang compares

Of the 13 towns with at least 20 2-room resales in this period, Sembawang had the 6th highest median 2-room price. Town medians mix blocks of different ages and locations, so a comparison between towns is a starting point, not a price for your flat.

2-room flats made up 10% of Sembawang's 871 resales in this period. Their S$377,500 median sits 37% below the town's all-type median of S$600,000, and 4% above the typical 2-room median across towns with a page for this flat type (S$362,500). Nationally, 24,657 flats of all types changed hands, with a median of S$630,000.

Which 2-room flats sell in Sembawang

Sembawang's 2-room stock is mixed. Model A flats were the most traded (65 sales, 72%, median S$380,000), followed by 2-room (25 sales, median S$370,000). The two largest models sold within S$10,000 of each other, so model matters less here than storey and lease.

Prices by quarter

The median moved from S$375,000 in Oct–Dec 2025 to S$378,000 in Jul–Sep 2026, a change of +0.8%. Each quarter has a different mix of blocks, so this is not a like-for-like price index.

Sales were busiest in Nov 2025 (13 registered) and quietest in Sep 2026 (4). The last three months of the period recorded 17 sales against 22 in the first three (-23%). Registration month lags the agreed sale by a few weeks, so these counts describe when deals completed, not when they were struck.

Prices by floor level

Flats on storey 13 and above sold for a median S$8,000 more than flats on storeys 1 to 6. The bands also differ in lease and location, so this gap is not the value of height alone.

Prices by remaining lease

Remaining lease affects how much CPF and bank loan a buyer can use, which shapes how many buyers can afford an older flat. HDB records the lease left at the time of each sale.

The largest lease group for Sembawang 2-room resales was 80 years or more left: 90 sales, or about 100% of this flat type’s recorded transactions, with a median of S$377,500. If your flat has a different remaining lease, start with its own band instead of applying the town-wide median.

When Sembawang's 2-room blocks were built

The leases on these flats began between the 2010s and the 2020s. Blocks from the 2010s supplied 60% of sales at a median of S$375,000 and the 2020s blocks (36 sales) S$380,000. A buyer's CPF and loan limits depend on the lease left, so the decade your block was built shapes who can afford it.

Using this range for your own flat

The middle 80% of Sembawang 2-room sales sat between S$355,000 and S$420,000, a spread of S$65,000. These are the 10th and 90th percentiles, not the lowest and highest sale prices. The typical floor area in this sample was 47 square metres. Compare that with your layout and size before treating a neighbouring sale as a match.

Half of these flats measured around 47 square metres. Over 47 sqm flats (8 sales) had a median of S$376,000, against S$379,000 for 38-47 sqm (82 sales). Bigger did not mean dearer here: the larger 2-room flats in Sembawang tend to sit in older blocks, so remaining lease and location outweighed floor area in this sample.

Selling a 2-room flat in Sembawang: the agent fee

On the median 2-room price of S$377,500, an illustrative 2% commission with GST comes to S$8,229.50. The Fairnest seller package is a fixed S$2,178.91 incl. GST, payable only when the sale completes. That is an illustrative difference of S$6,050.59. Agency fees are negotiable and are not fixed by CEA.

Same flat type, similar price

• Woodlands 2-roomS$378,000
• Bukit Batok 2-roomS$380,000
• Hougang 2-roomS$385,250
• Sengkang 2-roomS$388,000

Other flat types in Sembawang

• 3-room · S$520,000
• 4-room · S$600,000
• 5-room · S$640,000
• Executive · S$751,000
• All of Sembawang

Observation period: Oct 2025 to Sep 2026. These are historical sales, not a valuation of any flat. Floor bands use the lowest storey in HDB's recorded range; lease bands use the remaining lease recorded at sale; quarters use the registration month. Contains information from HDB resale flat prices (registration date), data.gov.sg, accessed on 2026-10-17, made available under the terms of the Singapore Open Data Licence.