Type

Units

Min Area

Price Range

3 BR

969 sqft

S$560K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$560K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$112K on this acquisition.
Located 7 min (580 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.

589D Montreal Drive: A Mature Sembawang HDB with Modern Convenience

Situated in the well-established Sembawang precinct, 589D Montreal Drive represents a stabilised HDB development offering three-bedroom flats in a location prized for its blend of maturity and connectivity. The estate sits within a seven-minute walk of Sembawang MRT Station (NS11), placing residents just 580 metres from reliable rapid transit into the city centre and towards the island's northern corridors. This proximity to the North-South Line, combined with the proximity to Canberra MRT (NS12), creates a transport environment that supports both daily commuting and weekend leisure travel across Singapore.

The units at 589D Montreal Drive showcase practical proportions typical of mature HDB designs, with three-bedroom layouts spanning approximately 969 square feet. Many available configurations feature corner placements and extended layouts, allowing residents to optimise interior space and maximise cross-ventilation. The high-floor positioning of several units enhances natural lighting and sightlines across the neighbourhood, whilst corner siting reduces exposure to internal corridors and neighbouring stairwells, a quality increasingly valued by upgraders moving from smaller two-bedroom units. Built in 2001, the development sits at a comfortable stage of its lifecycle, with approximately 75 years remaining on the lease, positioning it as an accessible option for owner-occupiers planning to occupy rather than trade aggressively in the resale market.

Neighbourhood Amenities and Community Character

The immediate surroundings of 589D Montreal Drive offer a layered ecosystem of daily essentials and leisure facilities. Bukit Canberra, a dedicated sports and lifestyle hub, sits just two minutes' walk away and encompasses a hawker centre, indoor sports facilities, a swimming complex, and a gymnasium—amenities that appeal to families seeking integrated recreational options without commuting beyond the estate. A multi-purpose polyclinic and a fitness studio complement these offerings, creating the sense of a self-contained community where healthcare and wellness are embedded within the neighbourhood fabric.

Retail and dining options cluster nearby, with HaoMart, a neighbourhood supermarket, situated within a two-minute walk, alongside a coffeeshop and clinic catering to daily convenience. Sun Plaza, Sembawang Mart, and FairPrice supermarkets lie within five to ten minutes' walk, providing competitive grocery shopping and a variety of small merchants. This retail landscape reflects Sembawang's maturity as a residential district—amenities have been layered in over decades, creating redundancy and choice rather than dependency on single venues.

Education and Family Suitability

The estate benefits from proximity to several primary schools, with Wellington Primary, Sembawang Primary, and Endeavour Primary all situated within one kilometre. For families with young children, this accessibility reduces school-run travel time and allows for flexible after-school arrangements. The presence of multiple options also provides choice in school selection, an important consideration for upgrading families navigating the transition from smaller flats into larger family-oriented configurations.

Transport Connectivity and Long-Term Accessibility

Sembawang's dual MRT access—via both the NS11 and NS12 stations—has positioned the estate as a strategically important node on Singapore's transport network. The North-South Line, in particular, serves as one of the island's busiest corridors, connecting the northern residential zones directly to the Marina Bay, Orchard, and Dhoby Ghaut precincts. The seven-minute walk to Sembawang Station ensures that daily commuting does not impose a time burden, and the presence of a sheltered bus stop immediately outside the block (Blk 588, Wellington Circle) provides an additional layer of first-mile connectivity for bus-dependent journeys or rainy-day commutes.

The multi-storey carpark linked directly to the block caters to car owners, a relevant amenity for families where dual-income earners or flexible working arrangements may necessitate private transport. This integrated parking solution, common in mature estates but increasingly rare in new developments, reduces time spent searching for spaces and enhances the convenience factor for households managing multiple vehicles.

Investment Profile and Market Position

Units at 589D Montreal Drive appeal to a broad buyer demographic. First-time upgraders moving from two-bedroom configurations find the three-bedroom layout a natural progression without overextending into the four-bedroom market, where price jumps become significant. Owner-occupiers seeking a settled neighbourhood with proven amenities rather than untested new launches view the established community favourably. Investors assessing rental yield potential benefit from the proximity to MRT infrastructure, which typically drives sustained tenant demand, particularly among young professionals and small families seeking affordable accommodation close to rapid transit.

The lease tenure of approximately 75 years remaining positions units at a juncture where resale demand remains robust, but prospective buyers should account for lease decay dynamics in their valuation assumptions. Whilst 75 years represents a usable timeframe for owner-occupancy, the gradual reduction in lease length will begin to impact valuations more perceptibly in the medium term, a consideration relevant to investors with a five to ten-year exit horizon.

Pricing and Market Competitiveness

Available units are listed from S$560,000, a positioning that reflects Sembawang's standing as a mature, accessible residential zone with solid infrastructure but without the premium commanding by central or recently redeveloped estates. This price bracket places 589D Montreal Drive competitively within the secondary HDB market, where upgraders make capital-efficient decisions and investors seek proven yield profiles over speculative upside. Comparison to recent comparable transactions in the Sembawang catchment will provide clarity on per-square-foot valuations, though the estate's established reputation and transport connectivity typically sustain steady demand relative to newer, less-familiar developments in outer zones.

The layout and positioning of individual units—particularly corner configurations and high-floor placements—add differential value, encouraging prospective buyers to carefully assess specific unit siting rather than treating the development as a homogeneous commodity. Such variations in floor and placement have historically commanded modest premiums in the resale market, reflecting genuine amenity differentials rather than speculative pricing.

A Balanced Choice in the Mature HDB Market

589D Montreal Drive embodies the characteristics that define a successful mature HDB estate: established amenities, reliable transport access, practical unit designs, and a stable community composition. It represents a settlement choice for families prioritising accessibility and convenience over novelty, and an investment option for those seeking yield from a seasoned location rather than capital appreciation from under-developed areas. The combination of three-bedroom living space, proximity to MRT infrastructure, and a neighbourhood economy already fully developed positions the development as a practical, unpretentious choice in Singapore's secondary HDB market.

Frequently Asked Questions

What rental yield might an investor expect from a three-bedroom unit at 589D Montreal Drive?

HDB flats in the Sembawang catchment typically achieve rental yields in the region of 3 to 4 percent per annum, depending on the specific configuration, floor level, and current market rental rates for comparable units. A three-bedroom unit listed at S$560,000 might command monthly rent of approximately S$1,400 to S$1,600 from young professional tenants or small families seeking MRT-proximate accommodation at an affordable price point. Investors should conduct a detailed survey of recent rental transactions in Wellington Circle and adjacent blocks to refine yield assumptions, accounting for void periods and agent commissions, which typically reduce gross yield to a net range of 2.8 to 3.5 percent. The proximity to Sembawang MRT Station (NS11) historically supports sustained tenant demand, as the station provides rapid connectivity to business districts and serves as a key interchange point on the North-South Line.

How does the per-square-foot pricing at 589D Montreal Drive compare to recent HDB transactions in Sembawang?

At approximately S$560,000 for a 969-square-foot unit, the development yields a per-square-foot valuation of roughly S$577 to S$580, positioning it competitively within Sembawang's secondary market. Recent transactions in neighbouring blocks and along Wellington Circle have recorded psf values ranging from S$550 to S$610, depending on lease length, floor level, and unit configuration, meaning 589D Montreal Drive sits comfortably within the mid-range of the local market. Units with superior siting—such as corner placements or high-floor configurations—may command premiums of 5 to 10 percent above the baseline, reflecting genuine locational and lighting advantages. Prospective buyers are advised to cross-reference recent HDB resale data for the Sembawang postal code to validate whether current asking prices reflect recent comparable sales or lag market momentum.

What Additional Buyer's Stamp Duty (ABSD) would apply if I purchase a unit as a second residential property?

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty (ABSD) of 20 percent on the purchase price, significantly raising the total acquisition cost. For a unit priced at S$560,000, the ABSD liability would amount to S$112,000, bringing the total stamp duty burden (including the base Buyer's Stamp Duty) to approximately S$130,000 to S$135,000. This substantial cash outlay must be accounted for in financing planning and should be factored into investment return calculations, as it reduces the effective cash-on-hand available for renovation or represents a direct reduction in net yield if the property is acquired as a rental investment. First-time buyers, by contrast, are exempt from ABSD, a material advantage that often makes upgrading into a larger owner-occupied unit financially more attractive than acquiring a second rental property.

What is the lease decay risk for 589D Montreal Drive, and how might it affect resale value?

The development, built in 2001, carries approximately 75 years remaining on its leasehold tenure, positioning it at a stage where lease decay becomes a gradual but observable factor in valuation. Whilst 75 years is sufficient for owner-occupancy through a family's primary residence phase, the lease reduction will begin to exert downward pressure on resale values more noticeably after the 15 to 20-year mark, as prospective buyers increasingly factor in eventual lease expiry. HDB flats with leases below 80 years typically experience slower appreciation trajectories and may face liquidity constraints when sold to investors or upgraders, who increasingly prefer newer developments or those with longer lease periods. Owner-occupiers planning to hold the property until their own household dissolution should anticipate the estate as a terminal holding; those with a five to ten-year exit horizon should model conservative price appreciation, acknowledging that lease decay accelerates the longer the holding period. Statutory lease top-ups, where available through HDB schemes, may provide avenues to extend tenure and preserve long-term value, but such programmes are subject to eligibility criteria and government policy changes.

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

MRT proximity is a primary demand driver for HDB valuations in mature estates, and Sembawang's position on the North-South Line—one of Singapore's busiest rapid-transit corridors—has historically sustained steady capital appreciation and strong tenant interest. The seven-minute walk from 589D Montreal Drive to the station creates a first-mile accessibility threshold that is attractive without being burdensome; residents avoid the transport penalty faced by estates further inland, whilst still benefiting from lower acquisition prices compared to developments directly above or immediately adjacent to interchanges. Recent HDB market analysis has demonstrated that flats within 500 to 700 metres of an MRT station command premiums of 8 to 15 percent over comparable units in car-dependent locations, a differential that flows primarily from reduced transport time and lower vehicle dependency. Tenant demand for units in MRT-proximate estates has remained resilient through economic cycles, as young professionals and families prioritise rapid connectivity to employment zones over other amenities. Looking forward, the continued expansion of Singapore's rapid-transit network and the North-South Line's status as a critical cross-island corridor suggest that Sembawang will retain its strategic importance, supporting sustained demand for units at 589D Montreal Drive.

Is 589D Montreal Drive suitable for first-time buyers, upgraders, or investment-focused purchasers?

The development appeals to each of these buyer profiles, albeit with different financial and operational implications. First-time buyers benefit from the mature estate's established amenities, the three-bedroom size as a practical step beyond HDB starter units, and proximity to schools and daily essentials, though they must ensure Total Debt Servicing Ratio (TDSR) headroom accommodates the mortgage over a 30-year tenure. Upgraders moving from two-bedroom configurations find the square footage a natural progression without jumping into the premium four-bedroom market, whilst the neighbourhood's maturity and transport access appeal to families seeking stability rather than speculation. Investors view the estate as a yield-generating asset in a proven location, with tenant demand anchored by MRT accessibility, though they must account for the 20 percent ABSD tax on acquisition and the lease-decay dynamics that may constrain long-term appreciation. Property owner-occupiers seeking renovation potential may find that corner units and extended layouts offer flexibility for minor internal reconfiguration, an advantage for buyers willing to invest capital in personalisation. The diversity of appeal reflects the estate's positioning as a pragmatic, inclusive choice in Singapore's secondary HDB market rather than a speculative or lifestyle-premium product.

What TDSR and financing headroom should I anticipate for a three-bedroom unit at this price point?

A unit priced at S$560,000 financed via HDB Housing Grant (if first-time buyer) and a mortgage will typically require a Total Debt Servicing Ratio (TDSR) of no more than 60 percent of gross household income. For a S$560,000 purchase with a 20 percent down payment (S$112,000) and a 30-year mortgage at prevailing HDB interest rates of approximately 2.6 percent, monthly instalment would amount to roughly S$1,650 to S$1,750, depending on final loan quantum and accrued interest. TDSR calculations would require gross household income of approximately S$3,300 to S$3,500 monthly to comfortably accommodate this mortgage alongside other liabilities, allowing a safety buffer. First-time buyers may benefit from HDB Housing Grants (currently up to S$80,000 for married couples or S$20,000 for singles, depending on eligibility) which reduce the down payment and monthly instalment, improving financing headroom significantly. Investors purchasing a second property face no Housing Grant eligibility and must finance the full acquisition price, including the 20 percent ABSD tax, which substantially increases the capital requirement and debt servicing burden. Prospective buyers should engage with an HDB-approved housing lender to obtain a pre-approval letter confirming financing capacity, as this will clarify negotiating position and ensure the purchase price aligns with available credit.

How does 589D Montreal Drive compare to competing HDB developments in Sembawang or nearby areas?

589D Montreal Drive competes within a cluster of mature HDB developments across Sembawang, Canberra, and Wellington Circle, with pricing and amenities varying by specific block, floor height, and lease tenure. Nearby blocks such as those in the Canberra neighbourhood typically trade at similar price points (S$550,000 to S$600,000 for three-bedroom units), though lease lengths and flat siting may differ; blocks erected in the late 1990s may offer marginally longer remaining tenure, potentially commanding small premiums. Developments with direct access to additional amenities—such as those directly facing Bukit Canberra or with shorter walking distances to major shopping centres—may achieve premium valuations, though 589D Montreal Drive's proximity to Bukit Canberra (two minutes' walk) and its position at Wellington Circle mitigate any locational disadvantage. Newer HDB estates in outer zones (such as Punggol or Sengkang) may offer longer lease terms and modernised unit designs at comparable or lower prices, but trade-off convenience accessibility and school proximity for lower acquisition costs. The competitive calculus for purchasers typically hinges on whether they prioritise established transport connectivity and mature community infrastructure (favoring Sembawang locations) or longer lease tenure and modern finishes (favoring newer developments in less-central zones). Recent market trends have shown sustained demand for Sembawang estates among upgraders and investors, suggesting that 589D Montreal Drive holds competitive appeal relative to alternative secondary market options.

Which unit stacks or floor levels at 589D Montreal Drive offer the best value proposition?

High-floor units (levels 10 and above, subject to block height) typically command 3 to 8 percent premiums over mid-floor configurations due to enhanced natural light, reduced noise from external activities, and superior sightlines across the neighbourhood—advantages that resonate with upgraders and owner-occupiers prioritising quality of life. Corner units, regardless of floor level, enjoy natural cross-ventilation, reduced exposure to internal corridors, and often larger windows, justifying modest premiums of 5 to 10 percent for the privacy and light benefits they provide. Mid-floor units (levels 5 to 8) offer a pragmatic balance, providing reasonable natural light and privacy whilst typically trading at moderate premiums relative to lower floors, creating potential value for budget-conscious upgraders willing to forgo peak-level prestige. Lower-floor units (levels 2 to 4) may appeal to elderly residents or families with mobility considerations, though they face limitations from street-level noise and reduced sightlines, which typically constrains demand and pricing. Prospective buyers should conduct detailed unit-by-unit viewings across multiple floors and configurations to assess natural ventilation, noise profiles, and outlook; the psychological benefits of higher floors often outpace the modest premium charged, suggesting high-floor placements represent reasonable value for owner-occupiers with an extended holding horizon.

What is the future supply pipeline in the Sembawang and wider Woodlands planning area?

The Sembawang and surrounding Woodlands zone has experienced relatively stable supply over the past decade, with the estate cycle mature and new HDB construction concentrated in outer-ring precincts such as Punggol, Sengkang, and Tengah. Current HDB BTO (Build-to-Order) projects in the planning area are limited, indicating that Sembawang will remain predominantly composed of resale market stock for the foreseeable future, supporting stable pricing and consistent demand. The Integrated Rapid Transit (IRT) system, which aims to enhance connectivity between the North-South Line and emerging transport corridors, may introduce modest upside to Sembawang's accessibility profile, though project timelines extend beyond 2030 and should not materially influence near-term purchasing decisions. Future residential supply in the broader region will likely focus on sites in Woodlands North and Choa Chu Kang, areas further from the city centre, which may gradually redirect new-buyer demand away from secondary-market Sembawang estates toward BTO launches with longer leases and contemporary finishes. However, this supply-side evolution may actually stabilise or support valuations at 589D Montreal Drive by anchoring pricing for established estates and reducing competitive pressure from nearby new developments. Prospective purchasers should view the estate's position within a mature supply landscape favourably, as the absence of imminent new neighbourhood competitors typically supports steady resale demand and capital preservation.

Hdb Flat At Montreal Drive — From S$560K