Type

Units

Min Area

Price Range

1 BR

1000 sqft

S$2,800/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$2,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$560 on this acquisition.
Located 9 min (710 m) from NS11 Sembawang MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

589A Montreal Drive – Sembawang HDB Flat

589A Montreal Drive represents a well-positioned residential offering in Sembawang, one of Singapore's established and community-focused housing districts. Located in a mature neighbourhood characterised by tree-lined streets and stable residential development, this property provides straightforward access to essential amenities, public transport, and local schools. The address sits within the broader Sembawang estate, a planned housing zone that has evolved over decades to support families, retirees, and investors seeking reliable long-term value in the North-Central region.

Proximity to Sembawang MRT Station (NS11 line) is a defining feature of this location. At approximately 9 minutes' walk and 710 metres from the station, residents benefit from direct access to the North–South Line, which connects seamlessly to the Central Business District, Marina Bay, and major employment nodes across the island. This accessibility has historically supported steady demand for residential units in the immediate Sembawang catchment, as commuters value the predictability of transport times and the frequency of rail services. The station also functions as a transport hub linking bus routes that serve surrounding neighbourhoods, extending reach to shopping centres, hospitals, and educational institutions.

Neighbourhood Character and Community Facilities

Sembawang has matured into a diverse residential district offering a blend of HDB housing, private estates, and commercial zones. The neighbourhood is known for its relative tranquillity, generous green spaces, and family-oriented atmosphere. Local community centres, hawker centres, and wet markets cater to daily shopping needs, whilst the area continues to attract investment in upgrading and refreshment initiatives. Schools within walking and bus distance serve students across primary and secondary levels, making the zone particularly appealing to families with dependent children.

The proximity of 589A Montreal Drive to established amenities—including supermarkets, pharmacies, dining options, and leisure facilities—means that daily living requirements are readily met without excessive travel. This convenience factor has traditionally underpinned price resilience in the Sembawang precinct, as the area combines the affordability and space of HDB housing with the accessibility of a well-serviced transport corridor.

Property Specifications and Layout Flexibility

The flat at 589A Montreal Drive offers practical living space totalling 1,000 square feet, accommodating a single bedroom and two bathrooms. This configuration suits diverse buyer profiles, including first-time home owners seeking entry-level ownership, working professionals prioritising compact efficient layouts, and investors targeting rental demand from singles and young couples. The two-bathroom arrangement provides flexibility for shared living or guest accommodation, reducing daily friction in multi-occupant households. Space of this calibre in a well-connected HDB estate commands steady interest in the resale and rental markets, particularly among buyers who value location over maximum square footage.

Financial Considerations for Buyers

Entry prices for units at this location remain accessible to a broad buyer base, with monthly asking prices positioned competitively within the Sembawang market segment. First-time buyers utilising Housing and Development Board financing schemes benefit from preferential loan terms and exemption from Additional Buyer's Stamp Duty (ABSD), making ownership outlay relatively manageable. Those purchasing as a second residential property face the current 20% ABSD levy on the purchase price, which materially increases total acquisition cost and should be factored into investment appraisal and debt serviceability calculations. Financial planning at the acquisition stage—considering downpayment, loan tenure, ABSD exposure, and monthly repayment capacity—determines the sustainability of ownership and long-term wealth accumulation potential.

Rental yield prospects for investor-buyers depend on prevailing market lease rates for comparable units in the Sembawang zone. Given the stable professional demographic and transport convenience, single-bedroom flats in this locale have historically attracted consistent rental interest, particularly from expatriates and young working adults. Rental income, once offset against property tax, maintenance contributions, and financing costs, should be carefully modelled to confirm yield assumptions before purchase.

Lease Tenure and Long-Term Value

HDB flats in Singapore are typically granted on 99-year leasehold tenures from the date of first issue. As lease tenure declines—particularly below 80 years remaining—resale value and mortgageability can become constrained, as lenders and buyers grow cautious about future property viability. Prospective purchasers should confirm the exact lease expiry date for 589A Montreal Drive and understand the lease decay trajectory, which affects both immediate resale comparables and long-term equity preservation. The Housing and Development Board has introduced enhanced lease top-up schemes to mitigate depreciation risk for older flats, and eligible owners should investigate available options to preserve asset value over extended ownership periods.

Market Position and Competitive Context

The Sembawang HDB market encompasses a diverse supply of flats across multiple completed estates, with pricing influenced by unit size, condition, amenity proximity, and proximity to the MRT network. 589A Montreal Drive competes within this established ecosystem, offering central estate location and efficient design. Comparable transactions in adjacent precincts provide reference points for valuation, though individual unit condition, floor level, and layout nuances create variation in achievable prices. Savvy buyers undertake recent sales analysis within the Sembawang zone to benchmark fair value and identify opportunities for negotiation or value capture.

Buyer Profiles and Suitability

First-time home owners seeking affordable entry into HDB ownership find 589A Montreal Drive accessible, particularly if utilising grant schemes and concessional financing available to maiden purchasers. Upgraders transitioning from smaller units to more spacious layouts may view this flat as an intermediate step, though the single-bedroom configuration suits this profile only if downsizing or simplifying housing arrangements aligns with life-stage objectives. Working professionals and investors targeting rental yield are well-served by the transport connectivity and steady lettings demand in the Sembawang zone. Empty nesters and retirees may appreciate the manageable unit size and proximity to community amenities and healthcare facilities accessible via nearby transit.

Future Supply and District Trajectory

The Sembawang planning area has experienced incremental residential renewal over recent years, with ongoing upgrading of estate infrastructure and introduction of new mixed-use developments. District supply pipelines in the North-Central region remain moderate, supporting price stability for existing stock. Understanding the broader district development strategy—including any planned new transport links, commercial expansions, or housing releases—informs long-term capital appreciation expectations and rental market dynamics. Buyers and investors should monitor official planning announcements and estate renewal initiatives to anticipate future supply pressures or neighbourhood enhancements that may influence property performance.

589A Montreal Drive, viewed within the context of the Sembawang estate and broader North-Central market, represents a pragmatic residential choice for owner-occupiers and investors seeking accessible, well-connected HDB housing in an established and stable neighbourhood. Careful attention to lease tenure, financing structures, and comparative valuation ensures sound decision-making aligned with individual financial goals and life circumstances.

Frequently Asked Questions

What is the estimated rental yield for an investor buying at 589A Montreal Drive?

Rental yield depends on current market lease rates for comparable single-bedroom HDB flats in the Sembawang zone, typically ranging between 2–3.5% gross annual return, though nett yields are lower after property tax, maintenance contributions, and management costs. The stable professional demographic and proximity to Sembawang MRT Station (NS11 line) support consistent rental demand from expatriates, young working adults, and commuters seeking affordable central-area housing with reliable transport access. Prospective investors should obtain recent rental comparables for the Sembawang estate, calculate loan repayments on their intended purchase price, and confirm that monthly rental income exceeds financing costs and outgoings to validate investment viability before committing capital.

How does the price per square foot at 589A Montreal Drive compare to recent HDB sales in Sembawang?

Price per square foot (psf) for HDB flats in Sembawang varies by unit type, floor level, condition, and exact proximity to the MRT station, with single-bedroom configurations typically trading between S$2,500–S$3,200 psf depending on market conditions and individual property attributes. Recent transaction data in the Sembawang estate shows modest appreciation over multi-year periods, reflecting stable demand and limited new supply in the immediate zone. Buyers should cross-reference recent completed sales within the same estate or adjacent precincts via official HDB transaction records to confirm that the asking price aligns with contemporary market benchmarks and historical appreciation trends, particularly if purchasing with capital appreciation intentions.

What are the ABSD implications if I purchase 589A Montreal Drive as a second residential property?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, payable at the point of transfer. For a purchase price of, for example, S$280,000, ABSD liability would amount to S$56,000, materially increasing total acquisition cost beyond the headline sale price and loan quantum. This 20% levy applies alongside standard Buyer's Stamp Duty and legal fees, collectively raising the true cost of entry into second residential ownership. First-time buyers and Singapore Permanent Residents purchasing their first property are exempt from ABSD, making 589A Montreal Drive significantly more affordable for maiden purchasers than for investors or upgraders acquiring a second dwelling; accordingly, ABSD exposure should be explicitly modelled in financing and cashflow analysis before committing to a second-property purchase.

How does lease tenure affect the resale value and mortgageability of 589A Montreal Drive?

HDB flats are typically issued on 99-year leasehold terms; as the lease remaining period declines—particularly below 80 years—banks tighten lending criteria, loan-to-value ratios compress, and potential buyer pools shrink, ultimately suppressing resale prices. Lease decay accelerates property depreciation in the final decades of tenure, making long-term ownership economics unfavourable unless the flat is purchased very affordably or lease top-up options are pursued to reset the tenure clock. The Housing and Development Board offers lease top-up schemes (Prime Location Public Housing scheme and selective upgrading programmes) allowing eligible owners to extend tenures and recover property value; prospective long-term owners should verify the original lease grant date for 589A Montreal Drive and assess eligibility for future top-up schemes to mitigate depreciation risk over extended holding periods.

How does proximity to Sembawang MRT Station (NS11) affect demand and capital appreciation?

MRT proximity is a principal driver of HDB demand and capital appreciation potential, as it reduces commute times to employment clusters, shopping centres, and leisure destinations across the island via direct rail access. Sembawang MRT Station (North–South Line) connects seamlessly to the CBD, Marina Bay, and secondary business nodes, making 589A Montreal Drive attractive to working professionals and investors targeting reliable tenant pools with strong transport-driven demand profiles. Properties within a 10-minute walk of an MRT station typically command a location premium and exhibit greater resilience during market downturns, as transport accessibility buffers against neighbourhood-specific risks and supports long-term buyer confidence; accordingly, the 710-metre (9-minute walk) distance from Sembawang Station has historically anchored price stability and modest appreciation in the immediate Sembawang precinct.

Is 589A Montreal Drive suitable for first-time buyers, upgraders, or investors?

The single-bedroom, two-bathroom layout at 589A Montreal Drive suits first-time buyers seeking affordable entry into HDB ownership with low financial barriers and preferential financing terms available through the Housing and Development Board; entry-level pricing and stable Sembawang neighbourhood characteristics align well with maiden purchaser risk profiles. Upgraders transitioning from studio or very small flats may find the layout practical, though those requiring more bedrooms for family expansion should consider two or three-bedroom alternatives elsewhere in the estate. Investors benefit from the property's transport connectivity, professional demographic rental demand, and predictable Sembawang market dynamics, though lease decay timelines and ABSD costs at 20% for second-property acquisitions require rigorous yield analysis to confirm investment merit; first-time buyers face no such ABSD constraints, making ownership significantly more accessible for owner-occupiers than for portfolio investors.

What TDSR and financing headroom should I consider at typical price points for this development?

Total Debt Servicing Ratio (TDSR) regulations cap aggregate monthly debt repayment (including the new mortgage, car loans, credit card payments, and other liabilities) at 55% of gross monthly income for HDB and non-bank borrowers, and 60% for bank borrowers. At typical purchase prices for 589A Montreal Drive (circa S$280,000–S$350,000), a 25-year HDB loan would entail monthly repayments of approximately S$1,200–S$1,500, leaving significant headroom for eligible borrowers with annual household income above S$60,000–S$80,000. Prospective buyers should calculate their maximum borrowing capacity based on TDSR constraints, verify loan-to-value eligibility, and confirm that monthly repayments remain comfortably within income thresholds whilst preserving buffer capacity for rising interest rates or income fluctuations; careful pre-approval assessment prevents overextension and ensures sustainable long-term ownership.

How does 589A Montreal Drive compare to competing HDB developments in the Sembawang zone?

The Sembawang estate encompasses multiple completed HDB precinct developments across various decades, offering flats with differing condition, floor levels, renovation states, and specific proximity to amenities and transport nodes. 589A Montreal Drive competes within this established ecosystem against comparable units in adjacent streets and towers within the same estate, differentiated by individual property condition, layout efficiency, and buyer perception of specific floor stacks or block locations. Systematic comparison of recent transaction prices for single-bedroom units within Sembawang—analysing price per square foot by block, floor level, and distance to the MRT—reveals competitive positioning and identifies whether 589A Montreal Drive offers fair value or represents an outlier requiring negotiation; adjacent estates such as Canberra and Nee Soon precincts provide secondary reference points for broader Sembawang-area valuation benchmarking.

Which unit stack or floor level at 589A Montreal Drive offers best value for buyers?

Lower floor units (levels 1–5) typically attract modest discounts relative to mid-level and high-floor equivalents, though buyers often pay premiums for mid-range floors (6–20) balancing privacy, light access, and security concerns without extreme height-related cost surcharges. High-floor units (levels 21+, where applicable) command premium pricing reflecting superior views and privacy, though valuations vary significantly by individual preference and buyer profile; investor-buyers often prefer mid-level stacks balancing rental appeal with acquisition economics, whilst owner-occupiers may prioritise views or orientation. Prospective purchasers should inspect comparable recently sold units across various floor levels within 589A Montreal Drive and adjacent Sembawang blocks to understand local floor-level pricing nuances and identify which stack offers optimal value relative to their intended holding period and capital appreciation expectations.

What future supply and district development plans may affect 589A Montreal Drive's value trajectory?

The North-Central planning region encompassing Sembawang has undergone incremental residential renewal, with upgrading initiatives, new mixed-use commercial developments, and selective new HDB launches refreshing the area over recent years. The Housing and Development Board's long-term supply pipeline and any planned new transport links, commercial expansions, or neighbourhood enhancements in the Sembawang zone materially influence future rental market demand and capital appreciation potential; oversupply in adjacent precincts or opening of competing transit options could moderate price growth. Buyers and investors should review published HDB development plans, Urban Redevelopment Authority announcements, and official district strategy documents to anticipate supply pressures, neighbourhood changes, and opportunities for informed decision-making; properties in established, mature estates with limited adjacent supply typically exhibit greater long-term value stability than those in rapidly changing or heavily developed precincts.

[For Rent] Hdb Flat At Montreal Drive — From S$2,800