Across Singapore, million-dollar HDB resale flats have become increasingly common. Still, there are only a handful of towns where this price point has yet to be crossed, and Sembawang has long been one of them. That position, however, is now being tested.
A recent resale transaction at S$945,000 has pushed Sembawang closer than ever to the million-dollar mark. This sale did not just set a new high for executive flats, it also established a new resale price record for the entire town as the first transaction in Sembawang to break past the S$900,000 threshold.
Table of contents
- The S$945,000 resale that reset Sembawang’s price ceiling
- Location focus: Why Block 310, Canberra Road matters
- What pushed prices to this new level?
- Sembawang HDB resale trends over the years and a look at affordability
- Will Sembawang be the next estate to cross S$1 million?
- Comparing the final three million-dollar holdouts
The S$945,000 resale that reset Sembawang’s price ceiling
The transaction that has drawn attention comes from an executive maisonette at Block 310, Canberra Road. This unit spans two levels and sits on a high floor, estimated between the 13th and 15th storey range. With a generous floor area of about 1,539 square feet, it stands out clearly from typical flat sizes in the town.
At S$945,000, the unit works out to roughly S$614 per square foot. The project’s lease began in 1998, which means the flat still has about 71 years and 10 months remaining at the point of sale. For many buyers, this remaining lease would still be seen as acceptable, especially for a larger-format home.
Location focus: Why Block 310, Canberra Road matters
Beyond the unit itself, location likely played a major role in supporting this price level. Block 310 sits in a part of Sembawang that is well connected and increasingly self-sufficient.
From the block, Sembawang MRT station is about an 8-minute walk away, while the Sembawang Bus Interchange can be reached in roughly 4 minutes on foot. Daily needs are also within a 6-minute walk away with Sun Plaza offering dining, retail, and entertainment options nearby.
For larger retail choices, residents are just one MRT stop from Causeway Point and Northpoint City. Northpoint City, in particular, shows how modern heartland malls can offer a wide mix of shops, services, and dining options that reduce the need to travel far.
Recreation is another strong point. Bukit Canberra, located about a 10-minute walk away, is a major integrated health and lifestyle hub. It brings together an 800-seat hawker centre with 44 stalls, multiple swimming pools, a large indoor sports hall with 12 badminton courts, a polyclinic, landscaped gardens, and Singapore’s largest ActiveSG gym. Having so many facilities clustered near the MRT station adds everyday convenience for residents.
For families with young school-going children, will also appreciate the nearby schooling options. Within a 1km radius, there are Canberra Primary School, Endeavour Primary School, Sembawang Primary School, and Wellington Primary School. Slightly further out, within 1 to 2km, are Ahmad Ibrahim Primary School, Chongfu School, Greenwood Primary School, Northoaks Primary School, and Yishun Primary School.
For leisure, Sembawang Park remains a popular weekend option, offering open green spaces and access to the beach. Closer to home, Montreal Green Park is about a 14-minute walk away.
Community facilities are also nearby, with Canberra Community Club roughly 6 minutes away and Sembawang Hot Spring Park, the only natural hot spring on Singapore’s mainland, a short drive from the area.
Healthcare access is another supporting factor. The Woodlands Health Campus along Woodlands Avenue 12 has been operational since 2024 and now provides a major healthcare hub for the northern region. Its presence further strengthens the area’s liveability, especially for households planning for the long term.
What pushed prices to this new level?
Before the S$945,000 transaction, Sembawang’s previous resale record stood at S$889,000. That sale involved a 4-room flat at EastDelta @ Canberra and was also recorded in January 2026. The latest deal therefore represents a S$56,000 increase, or about 6.3%, over the earlier high.
It is also worth noting that the prior record for an executive flat was S$880,000, which came from the same block at 310 Canberra Road. Seen in this context, the S$945,000 sale does not simply edge past earlier highs, but marks a clear step up from the earlier range.
Here are top 10 transactions in Sembawang sorted by price:
| Date | Address | Floor | Price | Price (psf) | Type |
| 01/2026 | 310 Canberra Road | 13 – 15 | S$ 945,000 | S$ 614 | Executive |
| 01/2026 | 132C Canberra View | 7 – 9 | S$ 889,000 | S$ 869 | 4-room |
| 10/2025 | 126C Canberra Street | 10 – 12 | S$ 885,000 | S$ 708 | 5-room |
| 11/2025 | 126C Canberra Street | 10 – 12 | S$ 880,000 | S$ 704 | 5-room |
| 11/2025 | 310 Canberra Road | 4 – 6 | S$ 880,000 | S$ 575 | Executive |
| 02/2025 | 126C Canberra Street | 13 – 15 | S$ 878,000 | S$ 702 | 5-room |
| 06/2025 | 126A Canberra Street | 10 – 12 | S$ 872,888 | S$ 698 | 5-room |
| 07/2025 | 126B Canberra Street | 13 – 15 | S$ 872,000 | S$ 698 | 5-room |
| 10/2025 | 126D Canberra Street | 10 – 12 | S$ 870,888 | S$ 697 | 5-room |
| 04/2025 | 303 Canberra Road | 10 – 12 | S$ 870,000 | S$ 577 | Executive |
Aside from the S$945,000 sale, most top-end deals over the past year sit within a very narrow band, often differing by just a few thousand dollars. Several 5-room and executive units across Canberra Road and Canberra Street changed hands between roughly S$870,000 and S$885,000, suggesting a gradual and measured upward movement rather than a series of sharp spikes. For further perspective, the average price of executive flats in Sembawang in 2025 stood at around S$747,000, which highlights just how far the latest transaction sits above the broader market.
This raises the natural question of why such a jump happened now. Part of the explanation lies in the unit type itself. Executive maisonettes are no longer built, which means supply is fixed and continues to decline over time. In this case, the unit combined several desirable attributes, including a high floor and a remaining lease that still meets the expectations of many buyers.
Beyond the flat’s individual qualities, changing perceptions of the area have also played a role. For a long time, Sembawang was often viewed as being at the “end of the line.” That narrative has gradually shifted as attention turns toward the wider development of the northern region. With the Johor Bahru–Singapore RTS Link scheduled to open in late 2026, the North is increasingly being positioned as a growth corridor. While Sembawang is not directly served by the RTS, it sits just two MRT stops from Woodlands North, where the terminus will be located.
As a result, the RTS is better seen as a supporting factor rather than the main driver of this record price. Its influence on Sembawang is more of a ripple effect compared to its direct impact on Woodlands. The S$945,000 price tag was still fundamentally anchored by the scarcity of executive maisonettes and the specific strengths of the unit itself. However, the prospect of improved long-term connectivity likely provided additional confidence, making a buyer more comfortable paying a new high in an area where values appear to be trending upward.
Sembawang HDB resale trends over the years and a look at affordability
Looking at the broader picture, Sembawang’s HDB resale market has recorded clear and steady growth over the past few years. From 2021 to 2025, average price-per-square-foot levels for executive units in the town rose by about 51.35%. Over the same period, prices across all flat types in Sembawang increased by roughly 31.5%.
What is particularly telling is how this difference has widened over time. Back in 2021, executive flats were priced only around 3.83% higher on a psf basis compared to the town’s overall average. By 2025, that gap had expanded to about 16.33%. This shift points to a clear change in buyer preferences, especially in the years following the pandemic, when space became a stronger priority for many households.
That said, these headline figures do not mean that all executive units in Sembawang are priced at record levels. Listings from 99.co in Sembawang can still be found below the town’s average executive price, with some starting from around S$680,000.
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Will Sembawang be the next estate to cross S$1 million?
With the S$945,000 resale now on record, Sembawang is no longer slowly edging toward the million-dollar mark. It is, quite clearly, within striking distance. As a result, the possibility of seeing Sembawang’s first million-dollar HDB resale within 2026 can no longer be dismissed as far-fetched.
If that milestone is reached, it is likely to come from a similar type of home. Given that the current record-holder is an maisonette, the next candidate would most likely be another maisonette or an executive apartment. A unit on a higher floor than the recent transaction, or one that stands out with a strong renovation, could be enough to push prices past the psychological threshold.
Just as important is the shift in market perception. Now that a S$945,000 sale has been achieved, that price point has effectively been “tested.” This can influence seller expectations, particularly for rare and larger-format units. Owners of comparable homes may begin listing closer to S$980,000 or even just above S$1 million, not necessarily because a sale is guaranteed, but to gauge how much appetite remains at the top end of the market.
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That said, even if Sembawang does cross the million-dollar line in 2026, it may not be the first among the remaining towns to do so.
Comparing the final three million-dollar holdouts
As of January 2026, only three estates in Singapore have yet to record a million-dollar HDB resale: Sembawang, Jurong West, and Choa Chu Kang. Sengkang officially exited this group in April 2024.
Jurong West is probably the likeliest town to reach this milestone. Its highest recorded resale price has already reached S$980,000 for an executive apartment at Block 471 Jurong West Street 41, leaving a gap of just S$20,000. The town continues to benefit from the long-term transformation of the Jurong Lake District, and buyers have shown a willingness to pay more for large executive units near Lakeside MRT or future Jurong Region Line stations. Importantly, prices there have climbed in a steadier manner, without the sudden jump seen in Sembawang, which may make buyers more comfortable testing the million-dollar barrier.
Choa Chu Kang, while generally seen as the most affordable of the three, is also closer than many might expect. Its top resale price likewise stands at around S$980,000, again just S$20,000 short of the milestone. Much like the other towns, its price ceiling is driven by executive units. Although average prices in Choa Chu Kang remain lower, the town has a sizeable stock of very large executive maisonettes and apartments, often exceeding 140 square metres. Under the right conditions, such as a top-floor unit with unblocked views and proximity to the MRT, a single transaction could be enough to tip prices over the line.
Sembawang, by comparison, still has the widest remaining gap, with its current record at S$945,000. Even so, the difference is not insurmountable. The Canberra area is home to many relatively young flats that have already achieved high price-per-square-foot levels. Ultimately, however, the million-dollar record in Sembawang is more likely to be set by a rare executive maisonette or jumbo unit close to the MRT. These large-format homes are finite in number, and one standout listing, on a high floor and well maintained, could realistically bridge the remaining 5.8% gap.
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