Type

Units

Min Area

Price Range

4 BR

1345 sqft

S$765K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$765K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$153K on this acquisition.
Located 9 min (740 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.

588B Montreal Drive, Sembawang: A Mature HDB Development Near Sembawang MRT

Located at 588B Montreal Drive in the Sembawang planning area, this HDB development stands as an established residential enclave offering a range of unit sizes to suit diverse household needs. The project occupies a strategic position within one of Singapore's long-established residential neighbourhoods, where housing stock ranges from vintage five-room configurations to modern four-bedroom designs, making it an attractive entry point for families seeking space at competitive valuations.

The development's proximity to NS11 Sembawang MRT Station—a mere 9-minute walk at approximately 740 metres—positions it advantageously for commuters and remote workers alike. This accessibility to Singapore's North-South Line provides direct connections to the city centre via Marina Bay, as well as onward links to the Thomson-East Coast Line via interchange stations. For professionals working across the island, this connectivity translates into reduced travel times and greater flexibility in employment choices.

Unit Types and Space Configurations

The development comprises four-bedroom units with approximately 1,345 square feet of floor area, delivering ample living space for families who prioritise room count and flexibility in home design. Current available units in this development are priced from S$764,888, reflecting the mature nature of the estate and its established appeal within the HDB resale market. The spatial layout accommodates modern living patterns, with configurations suitable for multi-generational households, home-based working arrangements, and families with children requiring dedicated study or play areas.

Two bathrooms within each unit cater to the practical needs of larger households, reducing morning congestion and enhancing the appeal for families with teenage children or live-in caregivers. The floor plate efficiency typical of HDB design maximises usable living area whilst maintaining practical circulation patterns and storage solutions throughout the home.

Investment and Rental Yield Prospects

For property investors, the Sembawang precinct has demonstrated consistent rental demand driven by its established community, proximity to transport infrastructure, and relatively accessible entry price points compared to comparable four-bedroom units in other zones. The four-bedroom configuration attracts a broad tenant demographic including young families, expatriate households, and professionals seeking shared accommodation arrangements, thereby supporting year-round occupancy potential. Rental yields in the area have historically ranged between 3% and 4.5% gross, depending on specific unit condition, floor level, and remaining lease tenure.

The development's maturity—combined with its strategic location near a major MRT interchange—positions it favourably within the rental market. Unlike newer Build-to-Order projects located at the periphery, established estates in Sembawang benefit from immediate amenity availability and proven tenant demand, reducing vacancy risks for buy-to-let investors. Investors should note that rental income remains subject to property tax and maintenance fees, and that lease tenure decay becomes a consideration as the lease approaches the sixty-year mark.

Pricing and Market Competitiveness

At the current valuation levels, 588B Montreal Drive offers competitive pricing per square foot compared to recent resale transactions in the Sembawang area. Four-bedroom units across the broader Sembawang estate have traded between approximately S$530 and S$580 per square foot in recent quarters, positioning this development in the mid-range of current market expectations. The exact price per square foot for available units varies according to floor level, unit orientation, and remaining lease tenure—higher floors and units with better natural light commanding corresponding premiums.

Buyers should undertake comparative analysis of recent transactions within the same block and adjacent blocks to assess whether specific units represent fair value. Factors including block proximity to the MRT station, orientation relative to prevailing winds, and distance from lift lobbies all influence per-square-foot valuations in mature estates.

Additional Buyer's Stamp Duty Considerations

For Singapore Citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) applies at 20% of the purchase price, materially affecting the total acquisition cost. A unit priced at S$764,888 would incur ABSD of approximately S$152,978, bringing total stamp duty and ABSD to approximately S$197,234. This represents a significant expense beyond the listed price and must be factored into investment analysis and overall affordability assessments.

First-time home buyers purchasing under their own names incur no ABSD, making the development particularly attractive for owner-occupiers and those obtaining their first property. Investors holding existing residential property—whether HDB or private—will face the full 20% ABSD charge. For those considering portfolio expansion, the ABSD burden necessitates careful calculation of total return expectations and financing capacity to ensure the investment thesis remains compelling after all acquisition costs.

Lease Tenure and Resale Value Implications

HDB flats in Singapore operate under lease tenures of 99 years from the date of first issue, with no freehold or 999-year options available for public housing. The remaining lease duration directly influences resale value and financing capacity, as mortgage lenders typically require minimum lease tenures of 40 years at loan maturity. For this development, ascertaining the precise remaining lease term is essential, as units with leases below 60 years may experience accelerated depreciation and reduced lender appetite.

The Housing and Development Board offers lease extension schemes for qualifying residents, enabling lease top-ups of up to 30 years (bringing the total term back toward 99 years) at subsidised rates. Buyers should investigate whether 588B Montreal Drive properties remain eligible for such schemes and understand the financial implications of potential future lease renewal. This consideration becomes particularly important for investors with medium to long-term holding periods, where lease decay directly erodes capital value.

Connectivity and Appreciation Drivers

The proximity to Sembawang MRT Station remains a primary appreciation driver for properties within this development. Neighbourhood connectivity improvements—including the completion of the Thomson-East Coast Line extension and ongoing land use reviews—continuously enhance the area's appeal to both owner-occupiers and tenants. The availability of direct connections to employment clusters at the city centre, Tampines, and upcoming growth nodes ensures sustained demand for housing in this precinct.

The Sembawang planning area continues to benefit from planned improvements including the expansion of retail and dining offerings, enhanced community facilities, and improved pedestrian connectivity. These environmental enhancements translate into higher resident satisfaction, stronger rental demand, and greater price appreciation potential compared to developments located further from transport interchanges.

Suitability Across Buyer Segments

For upgraders moving from smaller units, the four-bedroom configuration provides the space sought by growing families without the price premium of private housing. The established neighbourhood offers schools, markets, and healthcare facilities within walking distance, appealing to families with children requiring convenient local amenities. The development represents excellent value for owner-occupiers willing to accept an older estate in exchange for lower prices and proven livability.

For investors, the combination of affordable entry price, established rental demand, and proximity to transport infrastructure creates a compelling case study for portfolio building. High-net-worth individuals seeking diversified real estate holdings may find smaller allocation sizes at this price point facilitate portfolio rebalancing. First-time buyers, particularly young professionals or young families, benefit from the absence of ABSD and the opportunity to build equity within an established community characterised by stable property values and proven rental demand.

Financing and TDSR Capacity

At the current pricing level, buyers financing 80% of the purchase price would borrow approximately S$611,910, resulting in monthly mortgage payments of approximately S$3,400 to S$3,600 depending on tenure and interest rate environment. To satisfy Total Debt Servicing Ratio (TDSR) requirements, borrowers must demonstrate a minimum annual income of approximately S$170,000 to S$180,000 (assuming existing debt levels remain modest). This accessibility threshold positions the development within reach of young professionals and dual-income families, rather than requiring the substantial incomes necessary for private property acquisitions.

Buyers should model various interest rate scenarios (current rates near 3.5%, rising to potential 4.5% or higher) to stress-test their capacity to service debt during rate-hiking cycles. The development's affordability relative to private housing means that mortgage servicing remains manageable for middle-income households, reducing default risk and supporting consistent rental demand for buy-to-let investors.

Competitive Landscape and Regional Supply

The Sembawang estate comprises numerous blocks and configurations, making it a substantial housing precinct with multiple competing products. Nearby alternatives within the same neighbourhood include other four-bedroom units in adjacent blocks, with pricing variations reflecting specific unit locations, floor levels, and remaining lease terms. Buyers should compare available options across the estate to identify superior value propositions and optimal unit selections.

The broader North-East District includes developments at Yishun, Chong Boon, and Ang Mo Kio, offering competing alternatives at various price points. Build-to-Order projects in the Northern areas provide newer units at potentially lower prices but with longer waiting periods, making this established estate attractive to buyers requiring immediate occupation. The absence of major new supply in immediate proximity suggests sustained demand for existing stock, supporting price stability and rental market confidence.

Long-Term Ownership and Estate Management

As an established HDB development, the estate benefits from mature town infrastructure including community centres, markets, childcare facilities, and sports complexes. The administrative framework governing flat maintenance, upgrading, and eventual renewal is well-established and transparent, providing residents with predictable costs and clear improvement pathways. En bloc sales remain unlikely given the estate's current vibrancy and continued desirability, offering stability for long-term owners.

Residents should anticipate periodic maintenance and upgrading contributions from the town council, typically manageable amounts given the estate's stability. The development's established nature means that major infrastructure concerns have been addressed through decades of town management, reducing the risk of unexpected significant maintenance costs that can affect newer or declining estates.

Frequently Asked Questions

What is the estimated rental yield for four-bedroom units at 588B Montreal Drive if purchased as an investment?

Four-bedroom units at this development have historically demonstrated gross rental yields in the region of 3% to 4.5% depending on specific unit condition, floor level, and remaining lease tenure. A unit purchased at S$764,888 would generate annual rental income of approximately S$22,947 to S$34,470 assuming mid-range rental rates of S$1,910 to S$2,872 per month, typical for four-bedroom HDB units in the Sembawang area. The rental market remains robust for larger HDB units in established estates with strong MRT connectivity, as demand from young families, expatriate households, and multi-occupancy arrangements sustains consistent tenant sourcing. Investors should note that net yield after property tax, maintenance fees, and insurance contributions typically reduces these gross figures by 0.5% to 1%, resulting in net yields of 2.5% to 3.5% for disciplined investors.

How does the price per square foot at 588B Montreal Drive compare to recent transactions in Sembawang?

Recent resale transactions for four-bedroom units across the broader Sembawang estate have ranged between approximately S$530 and S$580 per square foot, with variation reflecting floor level, block location relative to MRT access, and remaining lease tenure. At S$764,888 for approximately 1,345 square feet, this unit equates to roughly S$568 per square foot, positioning it within the upper-middle range of recent comparable sales. Units on higher floors, those with favourable orientation, and properties in blocks closer to Sembawang MRT Station command corresponding premiums above this baseline. Prospective buyers should obtain recent transaction histories from the Housing and Development Board's resale statistics portal to validate whether specific available units represent fair value relative to contemporaneous sales of comparable floor plates and lease tenures.

What is the ABSD liability for a Singapore Citizen purchasing a second residential property at this development?

Additional Buyer's Stamp Duty (ABSD) applies at 20% of the purchase price for Singapore Citizens acquiring a second residential property, whether held in own name or jointly. For a property priced at S$764,888, the ABSD charge totals approximately S$152,978, materially increasing the acquisition cost beyond the listed price. Combined with standard Buyer's Stamp Duty (BSD), total stamp duty liability would approximate S$197,234, representing an additional 25.8% atop the purchase price. This significant expense must be factored into investment analysis and financing models, as many investors fail to account for ABSD when calculating total return expectations. First-time home buyers purchasing in their own names incur no ABSD, making the development significantly more affordable for owner-occupier upgraders compared to investors expanding existing portfolios.

What lease decay risks apply to 588B Montreal Drive, and how does this affect resale value?

HDB flats operate under 99-year leases commencing from the date of first issue (typically in the 1980s for Sembawang), meaning properties in this development likely possess remaining tenures between 60 and 75 years depending on the specific block and unit. Leases declining below 60 years trigger accelerated depreciation and reduced financing capacity, as mortgage lenders impose stricter lending criteria and lower loan-to-value ratios for properties with short tenures. The Housing and Development Board offers lease top-ups of up to 30 years at subsidised rates for qualifying residents, effectively resetting tenure back toward 99 years at a fraction of private market cost. Prospective buyers must ascertain the exact remaining lease for their specific unit and understand lease extension eligibility; this consideration becomes critical for investors with 15+ year holding periods, as lease decay directly erodes capital value and limits future resaleability.

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

The nine-minute walk to Sembawang MRT Station positions this development within the top-tier accessibility cohort for HDB housing, directly supporting sustained demand from commuters, remote workers, and rental tenants. Proximity to the North-South Line provides direct connections to the city centre, employment clusters at Marina Bay, and interchange access to the Thomson-East Coast Line, materially reducing commute times for residents across the island. Properties within this immediate MRT catchment have historically appreciated 2% to 3% annually above island-wide HDB averages, reflecting the consistent price premium commanding by transit-oriented housing. The development's appeal to renters is similarly enhanced by MRT accessibility, supporting stable occupancy rates and rental income consistency for buy-to-let investors. Future transport improvements, including ongoing land use intensification around MRT nodes and potential future rail extensions, position this development favourably for long-term capital preservation and appreciation.

What buyer profiles find 588B Montreal Drive most suitable, and why?

Upgraders with existing smaller HDB units represent the primary target demographic, as the four-bedroom configuration provides the space sought by growing families without the price premium of private housing, and first-time HDB buyers incur no ABSD. Young families with children benefit from the established neighbourhood's school proximity, community facilities, and proven livability, alongside the affordability relative to private housing. Buy-to-let investors seeking portfolio diversification find attractive entry points at accessible price levels, with established rental demand and MRT connectivity supporting consistent tenant sourcing. Remote workers and young professionals appreciate the balanced cost-to-space equation and seamless MRT connectivity to dispersed employment locations. Downsizers from private housing seeking lower maintenance and smaller price tags may view this development as offering established estate living and community integration. Multi-generational households value the bedroom count and established neighbourhood amenities, making this configuration appropriate for families supporting elderly parents alongside child-rearing.

What TDSR and financing headroom apply at the current price points for this development?

At the current pricing level of approximately S$764,888, buyers financing 80% via mortgage would borrow roughly S$611,910, generating monthly repayment obligations of S$3,400 to S$3,600 depending on tenure and prevailing interest rates. To satisfy Total Debt Servicing Ratio (TDSR) requirements, borrowers must demonstrate minimum annual income of approximately S$170,000 to S$180,000 assuming minimal existing debt, positioning the development within reach of middle-income dual-earning households and young professionals. Stress-testing for potential interest rate rises (from current 3.5% toward hypothetical 4.5% or higher) yields monthly repayments of S$3,700 to S$4,000, requiring annual income validation of approximately S$190,000 to S$205,000. This relative affordability compared to private property means that mortgage servicing remains manageable for typical household profiles without consuming excessive portions of disposable income. Buyers should model various interest rate scenarios and confirm debt servicing capacity with mortgage advisors, particularly if existing obligations (car loans, personal loans) consume portions of available TDSR headroom.

How does 588B Montreal Drive compare to competing four-bedroom developments in the North-East District?

The Sembawang estate comprises multiple competing blocks with varying prices depending on block location relative to MRT access, unit orientation, and remaining lease terms, making internal estate comparison essential for identifying optimal value. Nearby competing developments at Yishun, Chong Boon, and Ang Mo Kio offer four-bedroom alternatives at varying price points, with Yishun typically trading 5% to 10% below Sembawang due to marginally longer MRT distances. Build-to-Order (BTO) projects in the Northern areas offer newer units at potentially lower prices but require extended waiting periods (3 to 5 years post-launch), making established estates attractive for buyers requiring immediate occupation. Compared to mature private residential developments in the North-East Region, HDB four-bedroom units at Sembawang offer substantially lower entry prices (40% to 60% discounts) despite similar accessibility, albeit with smaller floor plates and restricted customisation options. Prospective investors comparing potential returns across competing developments should assess relative rental yield, anticipated capital appreciation trajectories, and lease duration remaining to validate optimal allocation decisions.

Which unit stacks or floor levels offer optimal value within this development?

Mid-range floors (approximately 8th to 16th storey) typically represent optimal value propositions within established HDB estates, offering adequate natural light and ventilation advantages of higher floors whilst avoiding the premium pricing commanded by very high floors. Lower floors (3rd to 7th storey) attract discounts reflecting reduced natural light and potential noise concerns, though these units appeal to families with young children and elderly residents preferring to minimise stair/lift usage. The highest floors (17th and above, if the block permits) command corresponding premiums for superior views and reduced noise concerns, though these benefits may not justify the additional acquisition costs relative to mid-range alternatives. Units facing away from adjacent blocks (corner or facing open green space) typically yield better light quality and ventilation compared to units sandwiched between other blocks. Prospective buyers should inspect specific units to assess orientation, window size, and natural light penetration before finalising purchasing decisions, as these qualitative factors substantially influence living experience and rental marketability.

What future supply pipeline considerations affect long-term demand for this development?

The absence of significant new HDB supply in immediate Sembawang proximity suggests sustained demand for existing stock, supporting price stability and rental market confidence for property holders. Build-to-Order project launches in the broader North-East Region (Yishun, Ang Mo Kio) may absorb some first-time buyer demand, though the established nature and immediate amenity availability of mature estates like Sembawang ensure continued appeal to upgraders and investors. The Housing and Development Board's ten-year planning framework anticipates gradual renewal of ageing estates through selective upgrading programmes, enhancing amenity quality and supporting property values. Urban renewal initiatives in the wider Sembawang planning area—including land use intensification and commercial development—should generate positive externalities benefiting residential properties through improved infrastructure and social amenities. En bloc sales of mature HDB estates remain unlikely given regulatory frameworks and the continued vibrancy of estates such as Sembawang, offering stability for long-term owners unwilling to accept urban renewal risks associated with ageing private residential buildings.

Hdb Flat At Montreal Drive — From S$765K