Type

Units

Min Area

Price Range

5 BR

4834 sqft

S$6.2M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$6.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.2M on this acquisition.

Price Trends & Rental Yield

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Freehold Terrace Living at 23 Jalan Sankam, Sembawang

The inter-terrace collection at 23 Jalan Sankam represents a contemporary approach to landed residential living in Singapore's northern corridor. Positioned in Sembawang, a district characterised by mature infrastructure and established community amenities, this development offers families and discerning buyers a substantial property option within the freehold tenure framework. The location benefits from its proximity to Canberra MRT station, anchoring the neighbourhood within Singapore's wider transport network and providing consistent connectivity to both commercial and leisure districts.

Design and Spatial Configuration

Each inter-terrace unit spans approximately 4,834 square feet of built-up space across three storeys with additional attic accommodation, set upon a land parcel of approximately 1,771 square feet. This spatial hierarchy allows residents to distribute living zones vertically, creating distinct functional areas whilst maintaining an intimate footprint relative to the overall accommodation volume. The three-storey-plus-attic arrangement accommodates five bedrooms, each with ensuite bathroom facilities, a layout that reflects contemporary expectations around privacy and personal amenities within larger family homes.

North-east orientation provides natural light exposure that captures morning sun whilst minimising afternoon heat accumulation, a design consideration of practical significance in Singapore's tropical climate. The inter-terrace configuration balances privacy through side walls whilst preserving visual openness compared to fully detached counterparts, offering a middle ground in terms of both land efficiency and individual standing.

Contemporary Specifications and Finishes

The development employs carefully curated material selections throughout its units. Vzug appliances, sourced from Swiss engineering traditions, provide built-in kitchen infrastructure with reputation for durability and performance. Bravat sanitary fittings extend this quality-focused approach to bathrooms across all five ensuite rooms, establishing a consistent standard of fixture specification that supports both functional reliability and aesthetic cohesion within the interior envelope.

Electric vehicle charging infrastructure is integrated into the development, reflecting forward-thinking provisions for the accelerating adoption of battery-powered motoring in Singapore. Parking provision accommodates up to two vehicles per unit, a capacity level standard for landed properties in this district and supportive of household multi-vehicle ownership patterns. Lift access to the upper storeys represents a convenience feature that enhances accessibility for all occupants, particularly relevant in a three-storey format where stair dependency would otherwise be mandatory.

Location and Surrounding Context

Sembawang has matured into one of Singapore's more stable residential neighbourhoods, with established greenery, school infrastructure, and commercial amenities already in place rather than under future development. Canberra MRT station sits within reasonable proximity, positioning residents on a transport corridor that connects seamlessly to the broader rail network. The station itself anchors shopping and dining precincts that have accumulated over several cycles of property maturation.

Sembawang Park provides recreational space within the immediate environs, offering residents open green areas without requiring travel to distant regional parks. Wellington Primary School operates in the vicinity, a relevant consideration for families with younger children. Sun Plaza and Sembawang Shopping Centre both occupy the local commercial landscape, providing retail, dining, and everyday convenience functions within short travelling distance. This layering of amenities—transport, education, recreation, and commerce—reflects the degree of infrastructural consolidation that characterises Sembawang as a residential address.

Investment Characteristics and Market Positioning

Freehold tenure removes the lease-decay complexity that affects leasehold properties, a structural advantage that supports long-term capital retention. The inter-terrace typology occupies a specific market segment, positioned between apartment living and the full privacy of detached houses, serving buyers for whom the latter represents either excessive space or land cost, whilst the former fails to satisfy landed-property preferences.

The Sembawang location, whilst not positioned in the most prime districts of Singapore, benefits from established demand anchored in stable family demographics and mature community infrastructure. Properties in this segment typically attract owner-occupiers seeking family accommodation with personal outdoor space, though the freehold tenure and scale also support investor acquisition for long-term hold strategies. The five-bedroom configuration aligns with upgrade-cycle demands from households expanding beyond four-bedroom terraces or apartments, positioning the development within a recognisable buyer trajectory.

Practical Considerations for Prospective Buyers

The built-up area of approximately 4,834 square feet, distributed across three storeys plus attic, requires buyers to assess internal circulation patterns and functional efficiency from viewing. Land area of approximately 1,771 square feet supports modest landscaping and outdoor living, though is constrained relative to fully detached properties with larger garden footprints. The inter-terrace configuration means that one property benefits from side exposure to neighbouring units, a trade-off that must be individually assessed during site inspection.

Financing for landed properties of this scale typically demands substantial down-payment capital, with most institutional lenders applying stricter loan-to-value ratios for landed houses compared to apartments. Buyer's Stamp Duty and Additional Buyer's Stamp Duty obligations require careful calculation, particularly for purchasers acquiring a second residential property, where Additional Buyer's Stamp Duty at 20% applies to the purchase price for Singapore Citizens. Legal costs, valuation fees, and survey requirements add to the acquisition-cost envelope and should be factored into overall budget planning.

Neighbourhood Evolution and Long-Term Outlook

Sembawang's position as an established rather than emerging district means that near-term property appreciation is likely to be moderate rather than explosive, reflecting the neighbourhood's mature status within Singapore's property cycles. However, stability in amenity provision and absence of major land-use disruptions provide confidence in the broader residential environment. The freehold tenure insulates owners from lease-decay dynamics, meaning capital value is not structurally constrained by tenure-based depreciation mechanisms that affect leasehold properties approaching 80 years or fewer on their remaining lease.

The inter-terrace typology has demonstrated consistent demand across property cycles, serving a distinct household segment that values both personal space and efficient land utilisation. Properties of this character in established neighbourhoods typically experience steady owner-occupier demand, supporting both rental and sale-side liquidity when property transitions occur.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit as an investment property?

Rental yields for inter-terrace homes in Sembawang typically range between 3% to 4.5% gross, though net yields after property tax, maintenance, and management costs often settle between 2% to 3.5% depending on tenant profile and lease duration. The five-bedroom configuration with multiple ensuite bathrooms attracts family tenants and multi-generational households, supporting stable medium-to-long-term occupancy. Freehold status removes lease-decay risk, preserving capital value and supporting rental growth trajectory aligned with inflation. However, landed property management costs—garden maintenance, structural upkeep, lift servicing—exceed those of apartments, directly impacting net yield calculations. Investors should factor in contingency for vacancy and capital expenditure on mechanical systems over longer holding periods.

How does the price per square foot compare to recent terrace sales in Sembawang?

Inter-terrace properties in Sembawang have historically traded in the region of S$1,200 to S$1,450 per square foot of built-up area for freehold units, though specific pricing varies with exact location, age, and refurbishment status. The contemporary finishes and integrated infrastructure (EV charging, lift access) within this development would position units within the mid-to-upper range of that spectrum. Recent transactions in the immediate Sembawang neighbourhood show that freehold inter-terrace properties with five-bedroom configurations and modern specifications command pricing that reflects both the stable landed-property premium and the efficiency gains from inter-terrace layout relative to fully detached homes. Direct comparison requires reference to specific recent sales data, as each transaction is influenced by individual property condition, facing aspect, and negotiation circumstances.

What is the Additional Buyer's Stamp Duty impact if I'm buying this as a second property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price, calculated and payable at the point of legal completion. For a property priced at S$6.2 million, this equates to S$1.24 million in ABSD alone, representing a significant addition to total acquisition costs. This is distinct from the baseline Buyer's Stamp Duty and must be incorporated into financing calculations, down-payment planning, and total cost-of-ownership assessment. Permanent Residents face higher ABSD rates (25%), whilst first-time Singapore Citizen buyers are exempt from ABSD provided the property is their primary residence. Property buyers should obtain precise ABSD calculations from their legal conveyancer and factor this into Total Debt Servicing Ratio assessments with their lending institution.

Since this is freehold, am I protected from lease decay and resale value erosion?

Freehold tenure entirely eliminates lease-decay dynamics, meaning the property retains its legal and capital-value status indefinitely without mandatory depreciation tied to remaining lease duration. This structural advantage is particularly valuable in Singapore's property market, where leasehold properties below 80 years remaining lease experience accelerated value erosion, constraining both financing and buyer demand. Freehold inter-terrace properties in Sembawang therefore maintain broader buyer appeal across hold periods, supporting more stable capital appreciation aligned with neighbourhood amenities and market cycles rather than tenure-based depreciation. Resale liquidity is typically robust for freehold landed properties, particularly those with five-bedroom family accommodation in established neighbourhoods. This makes the freehold tenure a significant value-retention feature compared to comparable leasehold developments in other areas.

How much impact does proximity to Canberra MRT have on property demand and capital appreciation?

MRT proximity is one of the primary demand drivers for residential properties in Singapore, influencing both buyer acquisition and long-term capital appreciation trajectories. Canberra MRT station positions residents on a major transport corridor, reducing commute friction to business districts, shopping centres, and entertainment precincts across the island. Properties within walking distance of MRT stations typically outperform those requiring car or taxi dependency, supporting both owner-occupier demand and rental appeal. For an inter-terrace development in Sembawang, Canberra MRT access is a material competitive advantage that supports stable capital values and rental-income consistency, as it enables both family households and young professionals to live in a comparatively quieter neighbourhood whilst maintaining efficient access to central employment zones. Historical data indicates that properties within 500-800 metres of MRT stations experience more resilient capital appreciation during market downturns and stronger appreciation during upswings compared to non-MRT-proximate properties.

Which buyer profiles are best suited to this development—first-timers, upgraders, HNW, or investors?

This inter-terrace development serves multiple buyer cohorts. Upgraders transitioning from four-bedroom apartments or smaller terraces represent the primary target, as the five-bedroom ensuite layout, three-storey configuration, and Sembawang location align with mid-career family expansion requirements. High-net-worth individuals seeking established neighbourhoods without the highest price-per-square-foot premium find appeal in Sembawang's maturity and freehold status, though the location would not satisfy those requiring the most exclusive addresses. First-time buyers typically lack the capital depth for landed properties of this scale, though some owner-occupier first-timers with substantial financial backing enter at this level for family-sized accommodation. Investors favour freehold landed properties with strong rental-income stability, and the five-bedroom family-accommodation profile attracts stable tenant demand. Each cohort must assess their own timeline, capital availability, and long-term housing strategy against this property type.

What TDSR headroom should I model, and what financing capacity exists at typical price points?

Total Debt Servicing Ratio (TDSR) limits are capped at 60% under current Monetary Authority of Singapore guidelines, meaning your combined monthly debt servicing (mortgages, car loans, credit cards, and all other obligations) cannot exceed 60% of your gross monthly income. For a property priced in the S$6+ million range, institutional lenders typically require substantial annual household income (often S$300,000+) to comfortably support mortgage payments within TDSR constraints whilst retaining financial flexibility for other household expenses. Most lenders offer loan-to-value ratios of 70-75% for landed properties, lower than apartment loans, meaning down-payment requirements are typically 25-30% of purchase price. A S$6.2 million property would therefore require S$1.55 to S$1.86 million in cash down-payment, plus acquisition costs including 3% Buyer's Stamp Duty, 20% ABSD, and legal/survey fees. Prospective buyers should obtain pre-approval from their chosen lender before committing to purchase, as TDSR capacity varies significantly with individual income composition and existing obligations.

How do comparable inter-terrace developments in Sembawang or nearby areas stack against this project?

Sembawang's inter-terrace market includes several established developments with varying ages, refurbishment standards, and tenure structures. Freehold inter-terraces are relatively less common than leasehold alternatives, making this development's freehold status a differentiation point. Newer developments in nearby Yishun or Bukit Panjang offer contemporary finishes and sometimes lower entry prices, though they may feature different neighbourhood character or slightly different floor-plate configurations. Pricing comparisons require assessment of exact specifications—this development's Vzug appliances, Bravat fittings, and lift access represent premium specifications that may justify mid-to-upper-range pricing within the inter-terrace segment. Sempurna, Lakeside, and other older inter-terrace developments in Sembawang offer lower entry pricing but with vintage finishes and potential capital-expenditure requirements on mechanical systems. Buyers should conduct direct property inspections of both this development and comparable alternatives to assess finish quality, maintenance condition, and personal fit before proceeding.

Which unit stack or floor levels offer the best value relative to layout and view characteristics?

In a three-storey-plus-attic inter-terrace configuration, value assessment depends on personal preference between ground-floor accessibility and upper-floor light exposure. Ground-floor units offer direct garden access, convenience for families with young children or elderly residents, and typically lower air-conditioning costs due to ground-level heat dissipation being less pronounced than upper storeys. However, upper-floor units—second and third storeys—command superior natural light, reduced noise transmission from street activity, and often stronger views into Sembawang Park or neighbourhood greenery. Attic-level units provide exceptional light and spatial character but may suffer from heat accumulation and require careful air-conditioning management. Mid-stack positions (second and third floors) typically represent optimal balance between accessibility and amenity. Northeast-facing orientation (as specified) means morning light dominates, making units on the north-east-exposed side more valuable for those prioritising natural light, whilst opposite sides remain shadier earlier in the day. Prospective buyers should conduct site visits at different times of day to assess light characteristics before committing.

What is the future development pipeline in Sembawang, and could it affect property values?

Sembawang is classified as an established residential neighbourhood within Singapore's planning framework, meaning large-scale new housing development is unlikely in the immediate surroundings. The Government Land Sales (GLS) pipeline for Sembawang-adjacent areas is limited, reducing near-term supply-side pressure that might otherwise suppress capital appreciation. The district has experienced steady gentrification and amenity upgrades over the past decade, including park improvements and commercial refreshment, supporting stable property values. However, Sembawang is not earmarked for major transformation in the manner of emerging areas like Punggol or Jurong, meaning capital appreciation expectations should be moderate—aligned with inflation and demographic demand rather than speculative supply-shortage appreciation. Future MRT line extensions or major transport infrastructure could materially alter this assessment, though current plans do not indicate such changes in the immediate Sembawang precinct. Buyers should focus on Sembawang's stable neighbourhood character and mature amenities rather than anticipating explosive future appreciation, though the freehold tenure supports long-term capital retention even in moderate-appreciation environments.

Inter Terrace Sembawang — From S$6.2M