Sembawang Road EC Sembawang Road · District 27 · 1.9 ha GLS site · Awarded to Oriental Pacific Development
About 265 homes • 1.4 plot ratio · low-rise • 5-year MOP (pre-May 2026 rules) • About 500 m to Canberra MRT (NS12)
Sembawang Road EC — a Low-Rise Executive Condominium Beside Sungei Simpang Kiri
Sembawang Road EC is the Executive Condominium on the 18,967 sqm Government Land Sales parcel at Sembawang Road, awarded to Oriental Pacific Development Pte Ltd in September 2025 for $197.777 million — $692 psf ppr, against three other bids. The 1.4 plot ratio permits about 26,555 sqm of gross floor area and an estimated 265 homes, in a development capped at 40 to 45 m above the Singapore Height Datum — roughly 12 to 14 storeys, low-rise by EC standards. Canberra MRT is about 500 m away.
Canberra MRT on the Doorstep
About 500 m, or a ten-minute walk, to Canberra MRT (NS12) on the North-South Line — three stops to Woodlands and a direct ride to the city.
Bukit Canberra Next Door
A large integrated active-ageing hub: an indoor swimming pool, sport hall, hawker centre and polyclinic, all within the neighbourhood.
Everyday Shopping
Canberra Plaza sits at the MRT, Sembawang Shopping Centre is a short drive down the road, and Chong Pang City covers the wet market and hawker runs.
Schools Within Reach
Ahmad Ibrahim Primary and Yishun Primary are reported within roughly 1 km, with Ahmad Ibrahim Secondary and Yishun Town Secondary nearby.
Water and Greenery
The site is bounded by Sungei Simpang Kiri, with Sembawang Park, Sembawang Hot Spring Park and the park connectors a short ride away.
The Old EC Rules Apply
Because the tender closed in September 2025, this project keeps the five-year MOP and full privatisation at year ten — not the ten-year MOP that applies from May 2026.
Sembawang Road EC — At a Glance
The site particulars, the land sale result and the numbers that shape the project, all from the public record.
| Project Name | Sembawang Road EC (working name — the developer has not announced branding) |
|---|---|
| Address | Sembawang Road, Singapore (no postal address issued yet) |
| District / Region | District 27 · Outside Central Region (OCR) |
| Developer | Oriental Pacific Development Pte Ltd |
| Property Type | Executive Condominium (EC) |
| Tenure | 99-year leasehold |
| Site Area | 18,967.2 sqm (about 1.9 ha / 204,162 sq ft) |
| Plot Ratio / GFA | 1.4 · Maximum GFA 26,555 sqm (about 285,836 sq ft) |
| No. of Units | Approx. 265 residential units (HDB tender estimate) |
| Height Control | 40 – 45 m Singapore Height Datum (about 12 – 14 storeys) |
| Unit Types | Not yet published — three- to five-bedroom layouts expected |
| Nearest MRT | Canberra MRT (NS12) — about 500 m, a 10-minute walk |
| Land Sale | Tender closed 11 Sep 2025 · awarded at $197.777m ($692 psf ppr) · 4 bids |
| Estimated Launch | Late 2026 to early 2027 (analyst estimates) |
| Completion | 60 months from tender acceptance — around 2030 |
| MOP | 5 years, then 10 years to full privatisation (pre-May 2026 rules) |
Figures are taken from HDB’s tender particulars and public reporting. The final unit count, unit mix, storey count and launch date are subject to the developer’s official release.
Why Sembawang, Why This Site
This is a rare EC parcel on Sembawang Road, and it is a small one: 265 homes on 1.9 hectares at a 1.4 plot ratio. Small sites tend to produce low-rise, efficiently planned developments, and a 265-unit launch is a very different buying experience from the 600 to 1,000-unit projects that dominate the EC market — worth knowing if you are comparing this against Canberra Drive or Sembawang Drive, where the new ten-year MOP rules apply.
The location does the heavy lifting. Canberra MRT is about 500 m away, Bukit Canberra — with its pool, sport hall, hawker centre and polyclinic — anchors the neighbourhood, and the site sits on Sungei Simpang Kiri rather than facing a major road. That combination of transport, amenities and a low-rise footprint is unusual in the EC segment, where most recent launches have been high-density sites far from an MRT station.
Location & Connectivity
| Destination | Approx. Distance |
|---|---|
| Canberra MRT (NS12) | About 500 m · 10 min walk |
| Bukit Canberra Pool, sport hall, hawker centre, polyclinic | About 1 km |
| Canberra Plaza | At Canberra MRT |
| Sembawang Shopping Centre | Short drive down Sembawang Road |
| Chong Pang City & market | Short drive |
| Ahmad Ibrahim Primary School | Within about 1 km |
| Sembawang Park & Hot Spring Park | Short ride |
| SLE / TPE expressways | Short drive |
The Developer
Oriental Pacific Development Pte Ltd won the Sembawang Road EC site with a top bid of $197.777 million ($692 psf ppr) in September 2025, beating TID Residential at $190.089 million. The winning margin was narrow — about 4% — which tells you the underbid was close and the site was competitively sought.
Oriental Pacific is a newer name in the EC market than the established bidders it competed against, and it has not yet published its residential track record or its design team for this project. That is not a red flag by itself, but it is a reason to ask specific questions at the showflat: which main contractor has been appointed, what the completion timeline looks like, and what comparable projects the group has delivered. We will update this section as soon as the developer publishes its project particulars.
- Top bid: $197.777 million at $692 psf ppr
- Tender closed 11 September 2025; four bids received
- Completion period: 60 months from tender acceptance
- Project branding and design team not yet announced
Schools, Amenities & Nature Nearby
Primary Schools
- Ahmad Ibrahim Primary
- Yishun Primary
- Xishan Primary
- Northland Primary
Secondary & Tertiary
- Ahmad Ibrahim Secondary
- Yishun Town Secondary
- Yishun Innova Junior College
- Nanyang Polytechnic Short ride
Shopping & Dining
- Canberra Plaza At Canberra MRT
- Sembawang Shopping Centre
- Chong Pang Market & Food Centre
- Sun Plaza Sembawang MRT
- Bukit Canberra Hawker Centre
Nature & Leisure
- Sungei Simpang Kiri
- Bukit Canberra pool & sport hall
- Sembawang Park
- Sembawang Hot Spring Park
- Northern Explorer Loop
Gallery
Click any image to view it full size.
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Design reference images supplied for this project. They are artist’s impressions and reference visuals, not the approved architectural scheme — the final design, finishes and facility schedule follow the developer’s official brochure.
The Site & Its Surroundings
A 1.9 hectare parcel on Sembawang Road, bounded to the south by Sungei Simpang Kiri and set against the landed housing of Jalan Cherpen. A 1.4 plot ratio and a 40 – 45 m height cap point to a low-rise development of roughly 12 to 14 storeys with about 265 homes. The developer has not published a site plan or facility schedule yet, so the tabs below show what is on the public record.
The GLS parcel sits between Sembawang Road and Yishun Avenue 7, with Sungei Simpang Kiri along its southern edge. Boundary distances in the second image are measurement references from the site plan, not walking distances.
Canberra MRT (NS12) is the closest station, about 500 m north-east of the parcel. View the site on Google Maps.
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Design references for the sort of low-rise, garden-heavy scheme the site parameters allow. These are not the approved Sembawang Road EC design.
Facilities an EC of This Size Typically Provides
- Swimming pool & lap pool
- Children’s wading pool
- Clubhouse & function room
- Indoor gym
- BBQ pavilions
- Landscaped gardens & lawns
- Children’s playground
- Tennis or multi-purpose court
- Basement car park
- EV charging provisions
- 24-hour security & gated access
Indicative list based on what ECs of about 265 units normally deliver. The developer has not published the facility schedule for this project; the official site plan will confirm it.
Site Highlights
- 18,967.2 sqm (about 204,162 sq ft) — a compact, low-rise parcel
- Plot ratio 1.4 and a maximum GFA of 26,555 sqm
- Height capped at 40 – 45 m Singapore Height Datum, about 12 – 14 storeys
- Bounded by Sungei Simpang Kiri, with Canberra MRT about 500 m away
- Only about 265 homes — a smaller, quieter EC than most recent launches
Unit Mix & Layout Planning
The developer has not published a unit schedule or floor plans. With 26,555 sqm of gross floor area across about 265 homes, the site averages roughly 100 sqm of GFA per unit — comfortably family-sized, which points to a three-, four- and five-bedroom mix rather than compact two-bedroom stock. The sizes below are our planning assumptions, marked with an asterisk, not published figures.
| Unit Type | Assumed Size* | Typical Configuration | Best For |
|---|---|---|---|
| Most Popular 3-Bedroom |
850 – 950 sqft | 3 bed · 2 bath · living/dining · kitchen | First-time EC families |
| 3-Bedroom + Study | 1,000 – 1,080 sqft | 3 bed · study · 2 bath · service yard | Work-from-home families |
| 4-Bedroom | 1,050 – 1,150 sqft | 4 bed · 2 – 3 bath · yard | Growing families |
| 5-Bedroom | 1,250 – 1,350 sqft | 5 bed · 3 bath · dry & wet kitchen | Multi-generation households |
Official Floor Plans
No floor plans have been released. When the developer publishes the unit schedule — with dimensions, bay windows, AC ledges, household shelter and yard positions — we will add every plan to this page and send them to everyone on the update list.
In the meantime, the assumed sizes in the table above are what we use to budget. They are drawn from comparable EC layouts, not from this project.
Meanwhile, the checklist opposite is what to look for once the official plans are in your hands.
What to Look For in a Floor Plan
- Enclosed vs open kitchen — an enclosed kitchen handles heavy cooking and fumes far better
- Living & dining width — look for at least 3.2 – 3.6 m of clear width for flexible furniture layouts
- Bedroom count vs bedroom size — a genuinely usable third bedroom beats a token fourth
- Yard & household shelter — the shelter counts towards strata area but cannot be used as living space
- Bay windows and planter boxes — they add to the price but not to usable living area
- Stack orientation — avoid direct west sun, and check what each facing window actually looks at
- Low-rise living — with a 12 – 14 storey cap, ask how many lifts serve each block and how the car park is arranged
Indicative Price Guide
There is no price list, but the land price is on record: $692 psf ppr, awarded in September 2025. Analysts quoted at the time expected average selling prices to exceed $1,700 psf, which is consistent with recent EC launches in the north. Our working band is $1,700 – $1,850 psf, applied to each assumed unit type below. Adjust the assumption in the estimator to test your own scenario.
| Unit Type | Assumed Size* | Est. Price @ $1,700 psf | Est. Price @ $1,850 psf | Est. Monthly Instalment* |
|---|---|---|---|---|
| 3-Bedroom | 850 – 950 sqft | - | - | - |
| 3-Bedroom + Study | 1,000 – 1,080 sqft | - | - | - |
| 4-Bedroom | 1,050 – 1,150 sqft | - | - | - |
| 5-Bedroom | 1,250 – 1,350 sqft | - | - | - |
*Instalment assumes 75% bank financing over 25 years at 2.50% p.a., based on the higher estimated price in the band. Figures are estimates for planning only and are not an offer or quotation.
Price Estimator
Adjust the assumed psf to test your own price scenario, and see the estimated instalment and stamp duty.
How the Estimate Is Built
With no EC launch on Sembawang Road to compare against, the estimate leans on the land price, the depth of bidding and the current EC market.
| Reference point | Reading |
|---|---|
| Sembawang Road land price | $692 psf ppr |
| Awarded price | $197.777 million |
| Bids received | 4 |
| Second-highest bid TID Residential | $190.089 million |
| Analyst view at award PropNex, reported by EdgeProp | Average may exceed $1,700 psf |
| Planning assumption used here | $1,700 – $1,850 psf |
Four bids and a 4% margin between the top two tell you developers read this site as a safe, sellable location rather than a speculative one. ECs normally launch below comparable private condominiums in the same area. Treat every figure on this page as a planning estimate, not a price list.
Loan, Stamp Duty & Payment Planning
ECs are financed with bank loans only — no HDB loan — up to 75% of the purchase price. Buyers must clear the Mortgage Servicing Ratio (MSR), which caps total monthly property debt at 30% of gross income, and the EC household income ceiling of $16,000 a month applies.
Mortgage & MSR Calculator
Estimate your monthly instalment and the gross household income required to satisfy MSR.
Stamp Duty Calculator (BSD + ABSD)
Stamp duties are payable within 14 days of exercising the Option to Purchase / S&P.
ABSD (residential): SC 0% / 20% / 30% · PR 5% / 30% / 35% · Foreigner 60%.
Married couples may apply for ABSD remission on a replacement home subject to conditions — speak to us for a case-by-case review.
Progressive Payment Schedule (Normal Scheme)
Under the Normal Progressive Payment Scheme, instalments are released as construction reaches each milestone, so cash flow is spread across the build instead of paid upfront. Enter a purchase price to see the amounts.
| # | Milestone | % of Price | Typical Timing | Amount Payable |
|---|---|---|---|---|
| 1 | Booking / Option to Purchase | 5% | Day 0 | - |
| 2 | Signing of S&P Agreement | 15% | Week 2 – 3 | - |
| 3 | Completion of foundation works | 10% | ~6 months | - |
| 4 | Reinforced concrete framework | 10% | ~12 months | - |
| 5 | Brick walls & partitions | 5% | ~15 months | - |
| 6 | Ceiling, roofing & wiring | 5% | ~18 months | - |
| 7 | Door/window frames, plastering & car park | 5% | ~24 months | - |
| 8 | Roads, drains & car park completion | 5% | ~30 months | - |
| 9 | TOP / Notice of Vacant Possession | 25% | ~36 – 42 months | - |
| 10 | Certificate of Statutory Completion (CSC) | 15% | ~48 – 54 months | - |
Percentages follow the standard progressive payment framework for uncompleted private residential properties. Exact milestone naming and timings follow the developer’s S&P. The Deferred Payment Scheme has been withdrawn for EC sites launched under the 1H2026 Government Land Sales programme onwards; this site was tendered earlier, so confirm the scheme with us before assuming it is available.
The EC Purchase Journey (About 9 Weeks)
Option to Purchase
Booking day. Pay the 5% booking fee (cash) to secure your unit.
Receive S&P
The Sales & Purchase Agreement is issued within 2 weeks of booking.
Exercise S&P
Within 3 weeks of receiving it. Your lawyer lodges the caveat.
Stamp Duty
BSD and any ABSD payable within 14 days after exercising.
Completion
At 9 weeks from booking, the balance of the 20% downpayment is paid.
EC Eligibility Quick Check
- At least one applicant must be a Singapore Citizen (SC + SC, or SC + PR for married couples)
- Must form a valid family nucleus (Public, Fiancé/Fiancée, Orphans or Joint Singles Scheme)
- Gross household income ceiling of $16,000 per month
- Must not own, or have disposed of, private property in the last 30 months
- Existing flat owners must sell their HDB within 6 months of TOP
- A 30% quota — about 80 of the 265 units — is reserved for second-timers
- This project keeps the 5-year MOP; the ten-year MOP applies only to sites whose tenders closed on or after 8 May 2026
Use Our Full Calculators
Prefer a more detailed breakdown? The figures here are a quick estimate — these dedicated tools go deeper, including CPF usage, sale proceeds and progressive payment scenarios.
Sembawang Road EC — Frequently Asked Questions
Direct answers to what buyers ask most about this project, based on the details published so far.
How much will Sembawang Road EC cost?
There is no price list yet. The land was awarded at $692 psf ppr in September 2025, and analysts quoted at the time expected average selling prices to exceed $1,700 psf. Our planning band is $1,700 to $1,850 psf, which puts a 900 sq ft three-bedroom unit at roughly $1.53 million to $1.67 million. These are estimates for budgeting, not quotations — test your own psf in the price estimator.
Where exactly is the Sembawang Road EC site?
The parcel sits on Sembawang Road in District 27, between Sembawang Road and Yishun Avenue 7, with Sungei Simpang Kiri along its southern boundary and the Jalan Cherpen landed estate to the north-west. No postal address has been issued. The site and location section has the GLS map and the location map.
How far is the nearest MRT station?
Canberra MRT (NS12) on the North-South Line is about 500 m away, roughly a ten-minute walk — not Sembawang MRT, which is further west. From Canberra it is three stops to Woodlands and a direct ride to the city. The future Johor Bahru–Singapore RTS Link at Woodlands North adds another option from 2027.
Who is the developer, and what did the land cost?
Oriental Pacific Development Pte Ltd won the site with a top bid of $197.777 million, or $692 psf ppr, when the tender closed on 11 September 2025. Four bids were received; TID Residential was second at $190.089 million. The developer has not yet announced the project’s branding, design team or unit schedule.
Is Sembawang Road EC affected by the new ten-year MOP rules?
No. The 10-year Minimum Occupation Period and the other measures announced in 2026 apply to EC sites whose tenders closed on or after 8 May 2026. This tender closed on 11 September 2025, so the project keeps the five-year MOP and full privatisation from the tenth year. That is a meaningful difference if you are comparing it with the Canberra Drive and Sembawang Drive sites tendered later in 2026.
When will Sembawang Road EC launch, and when is completion?
Analyst estimates at the time of the award pointed to late 2026 or early 2027, and 99.co has listed Q4 2026. Neither is a developer commitment. The tender carries a 60-month completion period from acceptance, which points to completion around 2030. No official TOP date has been published. Register your interest and you will be told the moment a date is fixed.
What unit types and sizes will be available?
No unit schedule has been released. With 26,555 sqm of gross floor area across about 265 homes, the site averages roughly 100 sqm of GFA per unit, which points to a three-, four- and five-bedroom mix rather than compact two-bedroom stock. The sizes in our unit mix section are planning assumptions, clearly marked as such.
Can I use CPF or an HDB loan to buy this EC?
CPF Ordinary Account savings can go towards the downpayment and instalments, subject to valuation limits and the minimum 5% cash downpayment. HDB loans are not available for new ECs — EC buyers use bank financing. The CPF Housing Grant of up to $30,000 is available to eligible first-timer households. See HDB’s CPF Housing Grant for an EC page, or run the numbers in the EC loan calculator.
What are the income ceiling and MSR for this EC?
The EC household income ceiling is $16,000 a month. The Mortgage Servicing Ratio caps your monthly housing instalment at 30% of gross monthly income — about $4,800 at the ceiling — and the 55% Total Debt Servicing Ratio applies on top. Check your position with the EC eligibility guide.
EC Guides, Calculators & Project Listings
Free tools and guides from HappyHome99 to help you plan the purchase properly.
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Sources consulted: HDB — tender launch for the EC sites at Sembawang Road and Hougang Avenue 10 · HDB — final tender results for Chencharu Close and Sembawang Road · EdgeProp — top bid of $692 psf ppr for the Sembawang Road EC site · ERA — Sembawang Road EC GLS site analysis · CNA — EC rule changes and the projects they apply to · 99.co — upcoming EC sites for 2026 and 2027