Simpler.RunSembawang North
S$19.64 per sqft a month, achieved shop rent85,231 taps a working day at SEMBAWANG (NS11), 263m to Exit C
The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.
the darker band is Sembawang, the lighter one the island; the mark is this corner
ihow this figure was read
- n=3
- At least 3 signed contracts stand behind this figure. URA prints no street median under 3 contracts, and n sums that disclosure floor across the pooled streets.
- the two ends
- the 25th–75th percentile of signed contracts on the one street that set the ends; the tick is its median
- source
- ura.pmi.street-median:carried · measured on SEMBAWANG DRIVE, 84% of whose 38 geocoded postals sit in this corner, so it is filed at this corner at subzone grain · :carried = aggregated up from finer measurements (streets, postals, doors) into this grain, never a direct reading at it · quarter to 2026-06-30 · the last day of the quarter URA's rental-contract table covers. The figure is the median of every contract signed across those three months, so this is the period the median describes and not a day any particular lease was signed · a census: all 1 sources known in this subzone answered
3 rent readings measured here do not lead this card: not shop space
The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.
Open Sembawang North in the app →This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)
Every receipt for this corner ↓ What this issurface written 2026-10-12. Every figure on this page is read from that one file
Sembawang North: every published receipt
How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.
singstat.ghs2025.C020123 · subzone grain
NOT A MEASUREMENT: residents by dwelling (C020125) ÷ the NATIONAL average household size for that dwelling type (17863, 2025), CALIBRATED by the planning area's own published/derived household ratio (C020141) where the area publishes one. The divide alone ran ~9% low with a measured per-area spread; the calibration applies the reconciliation instead of merely reporting it.
ghs2025.residents-div-hhsize · subzone grain
GHS 2025: employed RESIDENTS by workplace planning area. Foreign-worker commuters are outside the frame entirely, so this is a FLOOR on true daytime workers; no-fixed-location (201,500) and work-from-home (82,200) sit in categories, not areas. Planning-area grain: the table publishes nothing finer, so every subzone in SEMBAWANG with premises, taps or residents published at the corner shows this same figure.
singstat.ghs2025.C020148 · planningArea grain
a census: all 1 sources known in this subzone answered
ura.pmi.street-median:carried · subzone grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the median of every contract signed across those three months, so this is the period the median describes and not a day any particular lease was signed
not_yet_wired: a gap on OUR side of the pipeline. no hdb-tender fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule
a census: all 9 sources known in this subzone answered
the publisher's own facet types this row "light-industrial", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 3x the median of the 109 rows typed "light-industrial". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here
listings.srx.postal-ask:carried · subzone grain
a census: all 9 sources known in this subzone answered
the publisher's own facet types this row "factory-workshop", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 4.1x the median of the 85 rows typed "factory-workshop". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here
listings.srx.postal-ask:carried · subzone grain
a census: all 3 sources known in this subzone answered
the publisher's own facet types this row "grade-b2", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 4.2x the median of the 14 rows typed "grade-b2". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here
listings.srx.postal-ask:carried · subzone grain
built from 66 of 67 sources known in this subzone (99%): a FLOOR, not a census
hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 66 blocks pooled here; the oldest part's newest approval month ends 2025-03-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it
a census: all 54 sources known in this subzone answered
hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 54 blocks pooled here; the oldest part's newest approval month ends 2021-02-28. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it
a census: all 2 sources known in this subzone answered
hdb.sublet.block-median:carried · subzone grain · 2024-01-31 is the last day of the newest month in which HDB approved a sublet among the 2 blocks pooled here; the oldest part's newest approval month ends 2022-08-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it
a census: all 46 sources known in this subzone answered
hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 46 blocks pooled here; the oldest part's newest approval month ends 2023-02-28. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it
a census: all 1 sources known in this subzone answered
hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet counted here. The figure is the median of every approved contract in the cell, so this is the newest month the median covers and not a day any particular flat was let
a census: all 16 sources known in this subzone answered
hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 16 blocks pooled here; the oldest part's newest approval month ends 2025-03-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it
a census: all 1 sources known in this subzone answered
ura.resi.street-median:carried · subzone grain · 2026-04-30 is the last day of the newest month in which a lease counted here was signed, in URA's private residential rental table. The figure is the median of the whole quarter's contracts on the street, so this is the newest month the median covers, not the quarter's end and not a day any particular lease was signed
URA PMI district median at DISTRICT grain, not measured at this corner. ALL of this corner's geocoded postals sit in District 27. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: the 2 size bands pool UNWEIGHTED: lo the lowest of the bands' lows, hi the highest of their highs, mid the median of band medians, because URA publishes no contract counts to weight with; n=3 is its disclosure floor, not a sample size. Read the bands and match your own floor area.
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
| day | window | mode | dir | taps/day | n |
|---|---|---|---|---|---|
| weekday | am-peak | bus | in | 3,516 | 483 |
| weekday | am-peak | bus | out | 3,171 | 483 |
| weekend-holiday | am-peak | bus | in | 1,813 | 168 |
| weekend-holiday | am-peak | bus | out | 1,183 | 168 |
| weekday | pm-peak | bus | in | 2,649 | 483 |
| weekday | pm-peak | bus | out | 3,200 | 483 |
| weekend-holiday | pm-peak | bus | in | 1,531 | 168 |
| weekend-holiday | pm-peak | bus | out | 1,948 | 168 |
| weekday | all-day | bus | in | 12,100 | 483 |
| weekday | all-day | bus | out | 12,545 | 483 |
| weekend-holiday | all-day | bus | in | 8,712 | 168 |
| weekend-holiday | all-day | bus | out | 9,484 | 168 |
this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 21 sources known in this subzone answered
lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted
| station | taps/day | from the corner’s edge | exits known |
|---|---|---|---|
| SEMBAWANG (NS11) | 85,231 | 263m to Exit C | 4 |
ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings: a reader who takes it for boardings is out by roughly half. Each station carries ITS OWN measured weekday taps and its own measured distance to this corner. Nothing is re-allocated and no share is invented, so a station that serves several corners appears on several cards. Distance is straight-line from this corner to the station's NEAREST PUBLISHED EXIT (LTA, 613 exit points), not to a representative address, and not a walking route: the real walk is longer wherever a road, canal or rail line stands in the way, and an underground link reads as its street doorway. Every station within 400m is listed, busiest first. The radius is the only cut. Where an interchange spans two codes the taps are summed and every code is named.
lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted
| nearest, outside this corner | stalls | status | distance |
|---|---|---|---|
| Bukit Canberra Hawker Centre | 44 | Existing (new) | 500m |
NEA lists NO hawker centre in this corner. Its registry is a census of 129 centres, each carrying its own point, and every one of them was placed (none fell outside a subzone), so this is a measured zero rather than a corner nobody looked at. The nearest is Bukit Canberra Hawker Centre, 500m from this corner's edge, and it is named for the same reason the nearest station is: a centre just over the boundary is not a centre that does not exist, and a straight "none here" would be a binary answer to a continuous question. Straight-line to its published point, not a walking route, and no claim is made that it sits in this corner.
nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. A measured zero is only as current as the census behind it, and this is that census's date
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
national HES 2023 per-household spend by dwelling type, weighted by this subzone's own 2025 household mix. The only local input is the mix; lo/hi are the spread across the kinds of household living here, not an error bar
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
the TOP of this range is the hdb-3-room stratum, which holds 1.3% of households here: a sliver, not the typical household
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
the TOP of this range is the hdb-3-room stratum, which holds 1.4% of households here: a sliver, not the typical household
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
the TOP of this range is the hdb-3-room stratum, which holds 1.4% of households here: a sliver, not the typical household
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.
hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance
| share of households | |
|---|---|
| with no employed person, outside the figure above | 6.7% |
| earning over S$10,000 | 59.3% |
| earning over S$20,000 | 23.1% |
35,100 earning households of 37,500 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.
singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30
a census: all 1 sources known in this subzone answered
ura.caveat.resi-transaction:carried · subzone grain · 2026-06-30 is the end of the newest contract month among the caveats pooled here, or the day the caveats were read where that month had not yet closed. A contract month, never a completion or a listing date
Middle half S$525,888–610,000, S$512 psf of floor area. Resale figures cover the most recent 3 calendar years only. Older transactions are in the source and deliberately excluded: a 2017 price is not a statement about today. A resale price is what a home is worth, not what its household earns. It is a better-refreshed proxy for spending capacity than a decennial income figure, and it is still a proxy.
hdb.property-information + hdb.resale-prices · subzone grain · HDB publishes no as-at date for Property Information, so the block and unit counts here carry no asOf, only the date this surface extracted them (2026-09-12). The resale figures DO have a window and name both ends of it. A single date over both would be one instrument's currency wearing the other's name.
| flat type | flats |
|---|---|
| 1-room | 0 |
| 2-room and studio | 126 |
| 3-room | 86 |
| 4-room | 3,508 |
| 5-room, executive and multi-generation | 3,736 |
| rental flats | 456 |
HDB's own block register, summed over the 84 blocks placed inside this corner. It is a count of doors by kind, not an estimate, and not a count of the people behind them.
a census: all 16 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 16 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
| largest use classes | share of zoned land |
|---|---|
| residential | 52% |
| road | 18% |
| educational institution | 8.3% |
Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.
ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.
ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt
a census: all 16 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 16 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
a census: all 2 sources known in this subzone answered
moh.chas.clinic:carried · subzone grain
a census: all 9 sources known in this subzone answered
ecda.centres.licensed:carried · subzone grain · 2026-08-05 is the newest register update among the 9 postals pooled here; the oldest part's newest row was updated 2025-08-01. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it
a census: all 4 sources known in this subzone answered
moh.hcsa.dental:carried · subzone grain
a census: all 80 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 80 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
a census: all 11 sources known in this subzone answered
a licence overlay, not a trade: a minimart and a petrol station both hold one
hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp
a census: all 1 sources known in this subzone answered
a certification overlay
muis.halal:carried · subzone grain
| quantity | code | side | rows |
|---|---|---|---|
| householdSpend.monthly | suppressed_at_source | theirs | 20 |
| commercialRent.psm | suppressed_at_source | theirs | 1 |
| commercialRent.psm | no_instrument_here | theirs | 1 |
Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.