Prices · Sembawang · Admiralty Link · D27 Yishun
Block 404 Admiralty Link
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What this block is
| Address | Block 404 Admiralty Link, Sembawang, Singapore 750404 |
| Flat types here | 4-room, 5-room — on the evidence of 27 sales since April 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 969 sq ft, 5-room about 1,184 sq ft (969 to 1,184 sq ft across the block) |
| Lease | 99 years from 2001, expiring 2100 — 74 years left |
| Floors that have sold | 1 to 15, so the block stands at least 15 storeys |
| Flat models | Model A, Improved |
| Town and district | Sembawang, district 27 (Yishun, Sembawang) |
| Compare it with | the rest of Admiralty Link, 4-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 $1,207 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 | $154,300 |
| Mortgage interest over 25 years | $177,506 |
| Running costs over the remaining lease | $319,680 |
| Total over the lease | $1,071,486 |
| Monthly while repaying | $2,352 |
| 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 a single sale, so treat it as an anecdote rather than a rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $370,000 | $292,000–$530,000 | 969 sq ft | 380 | 14 |
| 5-room | $485,000 | $320,000–$618,000 | 1,184 sq ft | 410 | 13 |
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 | $340,000 | 320 psf | 7 |
| 04 to 06 | $375,000 | 378 psf | 6 |
| 07 to 09 | $530,000 | 515 psf | 3 |
| 10 to 12 | $411,500 | 370 psf | 6 |
| 13 to 15 | $460,000 | 456 psf | 5 |
Year by year
| 2017 | $340,000 | 317 psf | four sales |
| 2018 | $330,000 | 297 psf | four sales |
| 2019 | $301,000 | 311 psf | two sales |
| 2020 | $337,500 | 346 psf | two sales |
| 2021 | $433,000 | 403 psf | two sales |
| 2022 | $462,500 | 432 psf | two sales |
| 2023 | $460,000 | 470 psf | three sales |
| 2024 | $540,000 | 510 psf | five sales |
| 2025 | $565,000 | 477 psf | three sales |
27 transactions in all, from April 2017 to Dec 2025. The flat models recorded here are Model A, Improved.