Prices · Sembawang · Admiralty Drive
Block 356C Admiralty Drive
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What this block is
| Address | Block 356C Admiralty Drive, Sembawang |
| Flat types here | 4-room, 5-room, Executive — on the evidence of 27 sales since June 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,023 sq ft, 5-room about 1,195 sq ft, Executive about 1,410 sq ft (1,023 to 1,410 sq ft across the block) |
| Lease | 99 years from 2001, expiring 2100 — 74 years left |
| Floors that have sold | 1 to 18, so the block stands at least 18 storeys |
| Flat models | Premium Apartment |
| Town and district | Sembawang |
| Compare it with | the rest of Admiralty Drive, 5-room flats across Sembawang |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,490 for every month of the 74 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $206,520 |
| Mortgage interest over 25 years | $236,622 |
| Running costs over the remaining lease | $319,680 |
| Total over the lease | $1,322,697 |
| Monthly while repaying | $3,015 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just two sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $542,500 | $334,168–$593,000 | 1,023 sq ft | 531 | 10 |
| 5-room | $532,500 | $410,000–$678,000 | 1,195 sq ft | 450 | 12 |
| Executive | $610,000 | $480,000–$815,000 | 1,410 sq ft | 433 | 5 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $502,500 | 395 psf | 6 |
| 04 to 06 | $575,000 | 481 psf | 3 |
| 07 to 09 | $564,444 | 502 psf | 6 |
| 10 to 12 | $525,000 | 463 psf | 8 |
| 13 to 15 | $501,000 | 417 psf | 2 |
| 16 to 18 | $563,500 | 476 psf | 2 |
Year by year
| 2017 | $410,000 | 370 psf | three sales |
| 2018 | $334,168 | 327 psf | one sale |
| 2019 | $460,000 | 344 psf | five sales |
| 2020 | $355,000 | 347 psf | one sale |
| 2021 | $552,000 | 462 psf | one sale |
| 2022 | $540,000 | 456 psf | five sales |
| 2023 | $578,500 | 486 psf | two sales |
| 2024 | $564,444 | 531 psf | four sales |
| 2025 | $578,000 | 565 psf | three sales |
| 2026 | $746,500 | 575 psf | two sales |
27 transactions in all, from June 2017 to Aug 2026. The flat models recorded here are Premium Apartment.