Resale Project Scorecard
Sembawang Cottage
D27 · Sembawang, Yishun · freehold · completed 1997 · 20 units
Grade D, 4.25 out of 10, the 35th highest score among 37 resale condos in District 27.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Yishun MRT
- 1.0 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Sembawang Cottage Score
- D
- Grade
- Score out of 10
- 4.25
- Highest score among 37 resale condos in District 27
- 35th
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, future transformation.
Project's Historical Performance25%3/10
Avg Ann. of +0.49% — below-median performance vs same-vintage peers (24th percentile of 1997-era cohort).
The district median is 6/10.
Primary School Effect20%4/10
3 primary schools within 1km (nearest: Jiemin Primary School at 0.39km). Moderate school access.
The district median is 9/10.
- Jiemin Primary School
- Peiying Primary School
- Ahmad Ibrahim Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
20 units — very small project; niche product with thin resale market.
The district median is 8/10.
MRT Proximity13%4/10
1.0 km from Yishun MRT (NS13) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7/10.
Rental Yield10%7/10
Rental yield of 3.92% — strong income return.
The district median is 7/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Sembawang Cottage scores 4.25
Sembawang Cottage scores 4.25 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2256th of 2,350 resale condos scored in Singapore and 35th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Tenure (10/10) and Rental Yield (7/10); its weakest is Future Transformation (0/10).
| Factor | This condoSembawang Cottage | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 0% of district |
| Primary School Effect20% | 4/10 | 9/10 | −1.00 | 17% of district |
| Project Size16% | 3/10 | 8/10 | −0.80 | 0% of district |
| MRT Proximity13% | 4/10 | 7/10 | −0.39 | 11% of district |
| Rental Yield10% | 7/10 | 7/10 | ±0.00 | 50% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 83% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Sembawang Cottage and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Sembawang Cottage Prices
No resale at Sembawang Cottage in the 12 months to October 2026.
Past transactions at Sembawang Cottage
2 resales, Nov 2021 to Oct 2026 · median $867 psf · $978,000 to $1,230,000 · both sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 8 Feb 2024 | 369 Sembawang Road | 2 | #02-08083BR | 3BR | 1,367 | $900 | $1,230,000 | Resale |
| 10 Nov 2023 | 369 Sembawang Road | 2 | #02-01013BR | 3BR | 1,173 | $834 | $978,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Sembawang Cottage Notes
How these numbers are worked out
- Grade D places Sembawang Cottage in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (3/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Yishun MRT (NS13), 1.0 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Sembawang Cottage for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.