A recent resale in Sembawang has set a new benchmark for 3-room flats, bringing their prices closer to those of larger homes. This latest transaction offers a timely lens into how prices in the town have evolved, and how the gap between smaller and larger flats is narrowing faster than before.
Table of contents
- The record-setting unit at EastLink I @ Canberra
- Highest transacted 3-room flats in Sembawang
- First 3-room flat in Sembawang to sell above S$900 psf
- Narrowing gap with larger homes in Sembawang
- What does all this mean for buyers
The record-setting unit at EastLink I @ Canberra
A 3-room flat at 131A Canberra Crescent has just set a new benchmark in Sembawang. In December 2025, the unit was sold for S$673,000, translating to about S$919 per square foot (psf). This makes it the most expensive 3-room resale in the town so far, both in terms of total price and psf price.
The flat sits on a high floor within the 12-storey EastLink I @ Canberra development. With roughly 93 years and 10 months of lease remaining, it appeals strongly to buyers seeking a resale home that still feels close to new, without the long wait of a BTO flat.
Measuring 732 sqft, the 3-room flat features an en-suite master bedroom, one additional bedroom, a common bathroom, and a spacious living/dining area. The household shelter is located next to the entrance door, a layout that helps define a clearer entry zone while keeping the main living spaces more private. The kitchen, which comes with both open and closed concepts, links to a service yard which offers added utility for households.
About EastLink I @ Canberra
EastLink I @ Canberra was launched under the May 2015 BTO exercise and comprises 600 units across 2-, 3- and 4-room layouts. Although Canberra is still considered a non-mature estate, this development and the neighbouring EastLink II feel more established than most. One key reason is its location just a short walk from Canberra MRT station on the North–South Line (NSL).
The station links directly to Canberra Plaza, a New Generation Neighbourhood Centre. In HDB terms, this means a compact live-work-play hub, with daily essentials close at hand. Residents have access to a food court, NTUC FairPrice, Guardian, and a range of other shops, all within minutes of home. EastLink I also sits near Bukit Canberra, a major sports and recreation hub for the north that includes one of the largest hawker centres in the area.
If EastLink I were launched today, it would likely fall under the Plus model, given how close it is to the neighbourhood’s main transport and amenity hub. For families, the location also works well for schooling. Primary schools within a 1km radius include Ahmad Ibrahim Primary School and Chongfu School, based on OneMap data.
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Highest transacted 3-room flats in Sembawang
Notably, the three most expensive 3-room flats ever sold in Sembawang all come from EastLink I @ Canberra. Before the S$673K resale deal in December, the record belonged to a similar unit at Block 132A, which changed hands for S$620K (S$846 psf) in March.
That places the two transactions roughly nine months apart. Yet within that short window, the price jumped by S$53K, which works out to an increase of about 8.5%.
| Date | Address | Floor | Size (sqft) | Price (S$) | PSF (S$) |
| 12/2025 | 131A Canberra Crescent | 10-12 | 732 | 673K | 919 |
| 03/2025 | 132A Canberra Crescent | 7-9 | 732 | 620K | 846 |
| 04/2025 | 132C Canberra View | 10-12 | 732 | 608K | 830 |
First 3-room flat in Sembawang to sell above S$900 psf
The latest record-breaking sale also marks the first time a 3-room flat in Sembawang has crossed the S$900 psf mark. This pricing level is more commonly seen in smaller flat types, particularly 2-room units.
In fact, the highest psf transactions in the town are dominated by 2-room flats at EastLink I and II. One notable example is a 409-sqft unit at 118A Canberra Crescent, which was sold for S$1,002 psf in August 2025. To date, this remains the highest psf ever recorded for an HDB flat in Sembawang.
For 3-room flats, the average price in 2025 currently stands at about S$719 psf. Against this benchmark, the recent record sale sits roughly 30% above the town’s 2025 average.
PSF trend in 2025 for 3-, 4-, and 5-room flats in Sembawang
Prices for 3-room flats have also been on a clear upward trend since January. On a psf basis, values have risen by more than 5% over the year. This contrasts with the performance of larger flat types.
Over the same period, 4-room flats saw prices ease by around 4%, while 5-room flats fell by about 6%. By December, this divergence has pushed the average psf of 3-room flats to around 18% higher than 4-room units and about 30% higher than 5-room flats.
Narrowing gap with larger homes in Sembawang
Resale transactions recorded so far this month, as of 16 December, point to a clear narrowing in price gaps across flat types in Sembawang. On average, 3-room flats have been changing hands at about S$545K, or roughly S$747 psf. By comparison, 4-room flats average around S$606K, translating to about S$610 psf, while 5-room flats sit at roughly S$640K, or S$527 psf.
What stands out is how close these price points have become. The average price of a 4-room flat is now less than 10% higher than that of a 3-room unit. In fact, several 4-room flats transacted this month at prices below the average 3-room resale, highlighting just how compressed the gap has become.
The recent record-setting 3-room sale at EastLink I sharpens this contrast even further. Its price has already exceeded the average transaction value of 5-room flats in the same month. While remaining lease plays a major role in shaping resale prices, one 5-room resale deal at 102A Canberra Street has become a fair comparison. Spanning 1,249 sqft and carrying about 94 years of lease, it was sold for S$685K, only slightly above the current 3-room price record.
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What does all this mean for buyers
This current trend opens up an interesting window for buyers. As 3-room flats continue to attract strong demand and show faster price growth, larger homes are starting to look relatively underpriced, both on a psf basis and in absolute terms.
For households with some flexibility, this may be an opportunity to move up to a 4- or even 5-room flat without paying a much higher premium. The timing adds another layer to this dynamic. With year-end activity typically slowing, buyers may also find more room for negotiation, especially for larger units.
Looking for larger, affordable homes in Sembawang?
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Taking a step back, Sembawang stands out as one of the towns that has experienced some of the sharpest price shifts in recent years. Much of this momentum ties back to the so-called “RTS effect” across the northern corridor. While Sembawang has yet to see its first million-dollar HDB resale, 2026 could be the year that milestone is finally crossed, favouring owners who secured their flats at today’s prices.
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