Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$600K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 13 min (1.06 km) 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.

365C Sembawang Crescent: A Well-Connected HDB Development in North Singapore

365C Sembawang Crescent stands as a practical residential option within the established Sembawang estate, positioned strategically to serve both owner-occupiers and investors seeking exposure to this mature neighbourhood. Located just 1.06 kilometres from Sembawang MRT Station on the North-South Line (NS11), the development benefits from the estate's comprehensive transport infrastructure and proximity to a full suite of local amenities. The address places residents within convenient walking distance of major shopping facilities, primary schools including Sembawang Primary and Canberra Primary, and everyday services such as supermarkets and dining establishments.

The flats at 365C Sembawang Crescent are priced from S$600,000, making them accessible entry points to HDB ownership in a district that has matured significantly over the past two decades. The units typically comprise three bedrooms and two bathrooms distributed across approximately 1,001 square feet of internal space, offering a sensible layout suited to growing families and those seeking room for a home office or guest accommodation. Many units benefit from park-facing orientations that contribute to a quieter living environment compared to street-facing alternatives, a consideration that buyers consistently value in dense urban settings.

Lease Tenure and Long-Term Value

A critical consideration for any HDB purchase is the remaining lease balance, which directly impacts both financing eligibility and long-term resale prospects. Units at 365C Sembawang Crescent carry approximately 92 years of lease balance, positioning them within the parameters acceptable to most financial institutions and offering buyers a substantial runway before lease decay becomes a material concern for future purchasers. HDB leasehold properties in Singapore typically begin to experience more pronounced valuation pressure once the lease drops below 80 years, so the current 92-year balance provides meaningful security for both owner-occupiers and investors considering this development as a medium-term holding.

The leasehold structure does mean that prospective buyers must factor in the eventual requirement for lease renewal or enbloc sale, both of which introduce variables outside individual ownership control. However, the Sembawang estate's established character and ongoing town council investment in precinct maintenance suggest that the neighbourhood will continue to attract attention from the Housing and Development Board as it rolls out estate rejuvenation programmes. Buyers purchasing at this stage should view the lease balance as adequate for a 15 to 20-year ownership horizon, after which lease length may become a consideration if they wish to sell onward.

Location Benefits and MRT Accessibility

The 13-minute walk to Sembawang MRT Station represents a meaningful advantage for commuters, particularly those working in the CBD or other major business districts accessible via the North-South Line. This proximity significantly enhances the development's appeal to working professionals and reduces the need for supplementary transport arrangements, a factor that consistently correlates with stronger capital appreciation in HDB transactions. The Sembawang MRT interchange also connects to bus services covering the wider North and North-East regions, broadening commuting options for residents without private vehicles.

Beyond transport, the station area has evolved into a secondary retail and dining hub, with the adjacent Sembawang Shopping Centre offering a range of F&B outlets, supermarkets, and essential services. This concentration of amenities within a short walk or bus journey significantly enhances the quality of daily life for residents, reducing the friction involved in routine errands and supporting a vibrant community atmosphere. The neighbourhood's maturity means that large-format retailers and food courts have stabilised around the station, reducing the likelihood of sudden closures or service degradation that can affect newer, less established precincts.

Unit Configuration and Living Space

The three-bedroom, two-bathroom configuration found across 365C Sembawang Crescent strikes a practical balance between space and affordability, accommodating most family structures whilst maintaining management costs at levels that do not burden owners. At just over 1,000 square feet, the units offer sufficient room for a master suite with ensuite facilities, two additional bedrooms suitable for children or guest accommodation, and a segregated living and dining area that can function as distinct spaces or be opened up depending on lifestyle preference. The floor plans typically incorporate a separate kitchen, a convenience that owner-occupiers appreciate and that rental market demand generally supports.

Park-facing orientations enhance the perception of space and contribute to natural lighting that reduces dependence on artificial illumination during daytime hours. Low-floor units, whilst sometimes associated with less desirable vistas, often command favourable pricing and deliver genuine practical advantages including shorter wait times for lifts, direct ground-level access for residents with mobility considerations, and a heightened sense of privacy compared to mid or upper-floor alternatives. The development's low-rise character means that even ground and lower-floor residents benefit from adequate natural ventilation and light ingress without the extended shadow patterns sometimes associated with taller precincts.

Investment Considerations and Resale Dynamics

Investors evaluating 365C Sembawang Crescent as an acquisition should approach the thesis with clear assumptions about holding duration and realistic expectations regarding capital growth. The Sembawang estate, whilst established and stable, does not command the premium price per square foot that premium central precincts attract, meaning that capital appreciation is likely to track broader HDB market movements rather than outpace them. However, the accessibility to MRT services and the presence of established amenities create a stable floor for valuations, reducing downside risk compared to developments in more remote or nascent precincts.

The rental yield profile for three-bedroom HDB units in this location typically ranges between 2% and 3% gross yield, depending on prevailing rental market conditions and the specific unit's floor level and facing. Prospective landlords should model scenarios conservatively, factoring in periods of vacancy and maintenance expenditure, rather than relying on short-term rental peaks that may not persist. The demographic profile of Sembawang renters tends toward young families and working professionals, a stable tenant cohort that sustains consistent rental demand across market cycles.

Financing and Affordability

First-time HDB buyers utilising the full capacity of Central Provident Fund (CPF) contributions and housing grants will typically find the S$600,000+ entry price at 365C Sembawang Crescent accessible without stretching Total Debt Service Ratio (TDSR) constraints significantly. For those bridging the gap between CPF savings and full purchase price via mortgage, a property in this price range generally requires 25 to 30 years of monthly servicing, a commitment that most working households can sustain without imposing excessive strain on other budget categories.

Upgraders moving from smaller HDB units or transitioning from public housing will benefit from existing CPF balances and potential profits from earlier property sales, positioning them favourably for acquisition at 365C Sembawang Crescent. The Additional Buyer's Stamp Duty (ABSD) applies only to buyers acquiring a second or subsequent residential property, at a rate of 20% for Singapore Citizens purchasing such properties, a meaningful cost that investors and upgraders must incorporate into their financial planning.

Neighbourhood Character and Quality of Life

Sembawang has matured into a self-contained residential district with sufficient commercial and retail infrastructure to support daily routines without frequent necessity to venture into other precincts. The prevalence of primary schools, including Sembawang Primary School situated within the neighbourhood, makes the area particularly attractive to families with school-age children. The estate's relative distance from the CBD does mean that residents without private vehicles may experience longer commute times to certain employment nodes, a trade-off that the lower property prices partially offset.

The development's positioning within an established precinct insulates residents from speculative development risk, meaning that surrounding land uses are unlikely to shift dramatically over the ownership horizon. This stability supports long-term planning and allows occupiers to invest in minor renovations or furnishings with reasonable confidence that environmental conditions will remain consistent. The quiet park-facing aspect contributes to a quality-of-life premium that differentiates units with this orientation from those facing the street or internal courtyards.

Frequently Asked Questions

What is the realistic gross rental yield for a three-bedroom unit at 365C Sembawang Crescent if purchased as an investment property?

Three-bedroom HDB units at 365C Sembawang Crescent typically achieve gross rental yields between 2% and 3%, calculated against purchase prices in the S$600,000+ range. This yield assumes consistent occupancy and reflects the competitive rental market for HDB accommodation in Sembawang, where tenant demand stems primarily from young professionals, families, and working expatriates. Investors should model scenarios conservatively, accounting for potential vacancy periods of 2–4 weeks annually and annual maintenance costs of approximately 1% to 1.5% of the property value, which would bring net yields closer to 1% to 2% when fully risk-adjusted. The stability of the Sembawang rental market and the established transport infrastructure supporting this precinct suggest that yield compression is unlikely in the near to medium term, though capital appreciation remains the more compelling driver of total return.

How does the current per-square-foot pricing at 365C Sembawang Crescent compare to recent market transactions in the broader Sembawang estate?

Properties at 365C Sembawang Crescent trade at approximately S$600 to S$620 per square foot based on the S$600,000+ asking price for units around 1,001 square feet, positioning them squarely within the mid-range of Sembawang HDB transactions. Recent comparable sales in the surrounding estate have clustered between S$580 and S$650 per square foot depending on lease balance, unit configuration, and floor level, suggesting that the development's pricing reflects fair market value relative to immediate peers. Units with longer remaining lease balances or premium orientations (such as the park-facing aspects available here) command the upper end of this range, whilst those with shorter leases or less desirable aspects trade below. The relatively narrow variance across comparable properties suggests that pricing at 365C Sembawang Crescent is neither aggressive nor undervalued relative to current market conditions.

What is the Additional Buyer's Stamp Duty (ABSD) impact on a second-property purchase at 365C Sembawang Crescent for a Singapore Citizen upgrader?

Singapore Citizens purchasing a second residential property, including HDB units at 365C Sembawang Crescent, incur ABSD at the rate of 20% on the purchase price, a substantial cost that materially affects total acquisition outlay. For a property priced at S$600,000, this equates to S$120,000 in ABSD, which must be paid upfront during the completion process and cannot be financed through a mortgage. Upgraders should factor this 20% ABSD into their overall affordability assessment and cash flow planning, potentially widening the gap between CPF-financed and mortgage-financed portions of the purchase price. Timing of the sale of an existing property prior to acquisition can sometimes optimise the ABSD position, though this strategy requires careful tax and legal advice specific to individual circumstances.

What is the lease decay risk profile for 365C Sembawang Crescent units with a 92-year lease balance, and how will this affect resale value in 15 years?

The current 92-year lease balance at 365C Sembawang Crescent sits comfortably above the critical 80-year threshold where most financial institutions begin to impose stricter lending criteria and where buyer psychology shifts materially. Projecting forward 15 years to a 77-year remaining lease, units would move into the zone where mortgage availability becomes more restricted and where some categories of buyers (particularly those reliant on CPF for financing) may face genuine constraints. HDB resale prices tend to experience accelerating depreciation once leases fall below 80 years, with annual value losses potentially doubling or tripling compared to the earlier stages of the lease cycle. Buyers with a 15 to 20-year ownership horizon should treat the current 92-year balance as adequate, but those contemplating longer holds of 25+ years should explicitly model the impact of lease decay on exit pricing and factor this into their expected return profiles.

How does proximity to Sembawang MRT Station (NS11) affect demand, capital appreciation, and long-term holding appeal for properties at 365C Sembawang Crescent?

The 13-minute walk to Sembawang MRT Station constitutes a material convenience factor that sustains consistent demand from commuters and supports capital preservation across property cycles. Properties within 15-minute walk radii of MRT stations consistently outperform those beyond this threshold in HDB resale markets, benefiting from enhanced accessibility to employment nodes across the CBD and along the North-South Line corridor. The presence of the Sembawang MRT interchange also anchors secondary retail and services in the surrounding precinct, creating a virtuous cycle where improved transport connectivity attracts retailers and food establishments, which in turn enhance the area's appeal to both owner-occupiers and tenants. This concentration of amenities and transport access provides structural support to capital values, meaning that 365C Sembawang Crescent units are unlikely to experience the depressed valuations sometimes observed in equivalent-quality properties located 25+ minutes from rapid transport.

Which buyer profiles are best suited to purchase at 365C Sembawang Crescent, and which should perhaps consider alternatives?

First-time HDB buyers with young families represent the ideal target profile for 365C Sembawang Crescent, given the stable housing costs, proximity to primary schools, and manageable price entry point that minimises financing strain. Upgraders transitioning from one-bedroom or two-bedroom units will appreciate the additional space and often possess sufficient CPF balances to bridge any financing gaps without onerous mortgage burdens. Investors seeking stable, inflation-linked cash returns on residential property will find the 2–3% gross yield and established tenant demand in the Sembawang area acceptable, though those targeting higher yield will likely need to consider properties in less accessible precincts where purchase prices are depressed. High-net-worth individuals or those prioritising maximum capital appreciation potential may find the muted growth profile and modest yields at this location less compelling, preferring premium central locations or new launches with stronger appreciation vectors. Working professionals without dependent children and those planning to relocate within 5 years should carefully weigh the fixed costs and ABSD implications against the flexibility benefits of renting.

What Total Debt Service Ratio (TDSR) headroom and mortgage serviceability exists for typical buyer profiles at the S$600,000+ price point of 365C Sembawang Crescent?

A property priced at S$600,000 with a 25-year mortgage and typical housing loan rates around 3.5% to 4% requires monthly mortgage servicing of approximately S$3,200 to S$3,400, a commitment that most dual-income households with monthly gross income above S$7,000 to S$8,000 can sustain within standard TDSR limits of 55% of gross income. First-time buyers utilising maximum CPF contributions from both spouses can typically reduce the cash down-payment requirement below 10%, enhancing affordability for those with limited cash reserves. However, buyers with existing debt obligations (such as car loans or personal credit facilities) will see their TDSR headroom compressed, potentially forcing them to either extend the mortgage term beyond 25 years or reduce the purchase price to maintain lender comfort. The relative stability of employment and income in the Sembawang demographic cohort (largely working professionals with established career paths) means that bank serviceability assessments are typically straightforward, without material underwriting delays.

How does 365C Sembawang Crescent compare to other competing three-bedroom HDB developments within a 2-kilometre radius in terms of price, lease length, and amenities?

The immediate Sembawang precinct includes several competing developments such as Sembawang Drive and adjacent blocks within the Sembawang estate, most of which are similarly aged and exhibit comparable lease balances in the 90–95 year range. Price comparisons across these developments typically show variance of ±5% to 10% depending on exact location within the estate, floor level, unit orientation, and specific unit condition, suggesting that 365C Sembawang Crescent's pricing aligns with neighbourhood norms rather than representing either a bargain or premium. Developments slightly further afield in the Canberra or Yung Ho Road precincts may offer marginally lower prices due to greater distance from the MRT station, but this discount typically reflects the reduced transport convenience rather than superior underlying value. Newer developments or recent en bloc sites being released in other North Singapore precincts (such as Yishun or Ang Mo Kio) may offer more contemporary design and potentially longer leasehold terms, but these come at a material price premium that offsets their newer provenance.

Which floor levels and unit stacks at 365C Sembawang Crescent offer the best value proposition relative to prevailing market pricing?

Low-floor units (typically floors 1–5) at 365C Sembawang Crescent often command a 3% to 5% discount relative to mid-floor equivalents, a pricing differential that exceeds the actual impact on livability for park-facing units where ground-level privacy is enhanced by landscaping and mature trees. Investors and budget-conscious owner-occupiers can capture meaningful value by targeting these lower-floor units, particularly those with park or garden-facing orientations where the view discount is partially offset by enhanced tranquillity. Mid-floor units (floors 6–15) represent the consensus sweetspot for most buyers, balancing lift-wait concerns against aspirational views and perceived status, though they typically command full market pricing without efficiency gains. Upper-floor units above the 15th storey command a premium of 5% to 8% per floor due to enhanced views and reduced noise, a cost that first-time buyers may struggle to justify unless their personal preferences strongly favour unobstructed vistas. Within any specific floor, corner units and those with direct park or garden exposure typically trade at 2% to 3% premiums relative to internal-stack equivalents of identical configuration.

What is the future supply pipeline for HDB developments in the Sembawang and Northern Singapore district, and how might this affect 365C Sembawang Crescent's long-term capital prospects?

The Housing and Development Board's Build-to-Order (BTO) pipeline for the North region extends through the current decade, with new launches planned in emerging precincts such as the Sungei Bedok and Chong Pang areas, though these typically attract first-time buyers seeking new housing rather than cannibalising demand for established resale properties like those at 365C Sembawang Crescent. The Sembawang estate itself is not scheduled for wholesale rejuvenation or large-scale new development, suggesting that supply competition from new HDB units will remain limited within the immediate precinct. The broader North and North-East region has benefited from maturation of transport infrastructure and densification of retail offerings, trends that are likely to continue supporting valuations across the area without creating speculative booms or busts. Investors should note that the potential completion of the Cross Island Line (once finalised in planning terms) could eventually enhance accessibility from the Sembawang precinct, though this remains a medium-to-long-term consideration unlikely to materialise within a typical 10–15 year ownership horizon. The absence of imminent large-scale supply and the maturity of the neighbourhood suggest that 365C Sembawang Crescent units will experience resilient valuations anchored by the fundamental appeal of established HDB living with solid transport access.

Hdb Flat At 365C Sembawang Crescent — From S$600K