Sembawang Road (EC) GLS – Prime Executive Condo Site in Northern Singapore
Introduction: Highly Anticipated EC GLS Release
The Sembawang Road Executive Condominium (EC) Government Land Sale (GLS) site is among the most watched land parcels under the 1H 2025 GLS Programme, offering a rare opportunity for new EC supply in Singapore’s northern region. The site is located along Sembawang Road, near Canberra MRT Station (NSL), providing future residents with seamless connectivity to Woodlands, Yishun, and central Singapore.
Tender Results & Developer Interest
The tender for the Sembawang Road EC site closed on 11 September 2025, attracting four competitive bids and reflecting strong developer confidence in northern Singapore. The top bid was submitted by Oriental Pacific Development Pte. Ltd. at approximately S$197.7 million, translating to a land rate of ~S$692 psf per plot ratio (psf ppr).
Table 1: Bidders for Sembawang Road EC GLS Site
| S/N | Name of Tenderer | Tender Price (SGD) | Land Rate (S$ psf ppr) |
|---|---|---|---|
| 1 | Oriental Pacific Development Pte. Ltd. | 197,777,000 | 691.9 |
| 2 | TID Residential Pte. Ltd. | 190,089,000 | 665.0 |
| 3 | ABR Holdings Limited, RP Ventures Pte. Ltd., Macly Capital Pte. Ltd., LWH Holdings Pte. Ltd. | 168,168,168 | 588.3 |
| 4 | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd | 109,000,000 | 381.3 |
Note: The table above highlights the leading bids for Sembawang Road (EC) GLS. For complete and official information, please refer to the HDB website.
Comparison with Recent Launches: Canberra Crescent Residences & Norwood Grand
To contextualize Sembawang Road EC GLS in the northern corridor market, here’s a comparison with nearby EC and condo launches:
- Canberra Crescent Residences: Land rate ~S$793 psf ppr; 1‑ to 4‑bedroom units priced S$1,927 – S$2,114 psf(avg S$2,014). The development benefits from Canberra MRT proximity and established amenities, popular with HDB upgraders and young families.
- Norwood Grand: Land rate ~S$904 psf ppr; 1‑ to 4‑bedroom units priced S$1,983 – S$2,122 psf (avg S$2,040). Combines accessibility with lifestyle features, including nearby schools, parks, and retail.
Insight: While Sembawang Road EC’s land price (~S$692 psf ppr) is lower than both Canberra Crescent and Norwood Grand, it benefits from proximity to Canberra MRT and the expanding Woodlands Regional Centre, making it a strong contender for upgraders seeking value and connectivity.
Price Comparison Table
| Project | Land Rate (S$ psf ppr) | Unit Price Range (S$ psf) | Notes |
|---|---|---|---|
| Sembawang Road EC GLS | ~692 | N/A (future launch) | EC site near Canberra MRT (~265 units) |
| Canberra Crescent Residences | ~793 | 1,927 – 2,114 (Avg 2,014) | 1–4 BR units, direct Canberra MRT access |
| Norwood Grand | ~904 | 1,983 – 2,122 (Avg 2,040) | Private condo in Woodlands; premium positioning |
Strategic Location & Connectivity
The Sembawang Road EC site is within walking distance to Canberra MRT Station, providing seamless access along the North-South Line — just three stops to Woodlands. Major roads including Sembawang Road, Yishun Avenue 2, and Gambas Avenue connect the area to other parts of Singapore.
Nearby amenities include Sun Plaza, Canberra Plaza, Sembawang Shopping Centre, and the integrated Bukit Canberra hub, along with recreational spots like Sembawang Park and Sembawang Beach.
Site Details & Potential Yield
The site spans approximately 204,514 sq ft with a GFA of ~573,000 sq ft, allowing for about 265 EC units. Its 99-year leasehold tenure and planned residential-commercial mix provide livability and investment potential for upgraders and investors alike.
Surrounding Amenities & Lifestyle Appeal
Future residents will benefit from:
- Shopping & Dining: Sun Plaza, Canberra Plaza, Sembawang Shopping Centre
- Transport: Canberra MRT (NSL), bus routes, SLE & BKE expressways
- Parks & Recreation: Sembawang Park, Bukit Canberra sports hub
- Schools: Ahmad Ibrahim Primary, Yishun Primary, Canberra Primary School
This combination supports family living and rental appeal, especially as northern estates mature and development activity increases.
Buyer & Market Appeal
The gap between HDB resale prices and EC pricing makes this launch attractive for eligible upgraders from Yishun, Sembawang, and Woodlands. Historically, ECs provide a more accessible entry point into condo living compared with private condos and often sell quickly when well-located.
With the ongoing development of the Woodlands Regional Centre, northern Singapore’s appeal is expected to strengthen further over the next few years.
Conclusion: Strategic Northern EC Opportunity
The Sembawang Road EC GLS site represents a key development opportunity in Singapore’s northern corridor, balancing connectivity, lifestyle, and investment potential. With strong developer interest and a compelling value proposition, this Executive Condominium project is poised to be one of the standout launches from the 2025 GLS programme.
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