After a few years without a new executive condominium (EC) project in Sembawang, would-be homebuyers can soon look forward to an upcoming EC development to be built in Sembawang Road.

In a land tender that closed on 11 September 2025, the Sembawang Road EC plot attracted four bids, with a top bid of $197 million from Oriental Pacific Development. The top bid price works out to a land rate of $692 psf per plot ratio (psf ppr) - which is 12% lower than the record EC land rate of $782 psf ppr for a Woodlands EC plot, at the time of writing.

This EC site which can yield around 265 new units, will be the first EC project to be launched in Sembawang since Provence Residence EC hit the market in May 2021. With Provence Residence already fully taken up, the upcoming EC development in Sembawang Road is expected to garner buyer interest owing to the lack of supply of such units in the area. This is particularly so, for HDB upgraders residing in the vicinity who might be seeking to purchase a new EC unit in the estate.

Convenience and connectivity

There are several amenities situated not far from this Sembawang EC plot, and should offer some convenience to future residents, in terms of access to daily necessities, commuting, and schooling needs. Furthermore, one side of the plot has a long frontage along the waterway, which is part of the inland waterways in Sembawang.

The commercial offerings nearby include the Sembawang Shopping Centre, Canberra Plaza, Chong Pang Market and Food Centre, and the upcoming integrated development in Chong Pang City. Meanwhile, the Sun Plaza mall, Sembawang bus interchange, as well as the Bukit Canberra integrated hub - where there are shops and a hawker centre - are also a short bus ride from the upcoming EC project.

Families with young children or couples looking to start a family in the coming years may also be keen on the new EC development as it is close to many schools. Of note, there are three primary schools within 1-km from the plot, namely Ahmad Ibrahim Primary School, Jiemin Primary School, and Yishun Primary School. There are several other primary schools in the 1-2km radius, such as Canberra Primary School, Chongfu School, Sembawang Primary School, Wellington Primary School, and Xishan Primary School.

Connectivity-wise, the EC plot is around 10 minutes' walk to the Canberra MRT station on the North-South Line - three stops north-wards to the Woodlands Regional Centre and MRT interchange station. Heading south, it is one stop to the Yishun town centre, where the Northpoint City mall is located.

Notably, connectivity will be further improved when the future Cross Island Line (CRL) and Jurong Region Line (JRL) is completed. The Canberra station is about seven stops from Choa Chu Kang which will be linked to the upcoming JRL, while it is four stops to the Ang Mo Kio station which will be connected to the CRL.

What the future holds

The government's transformation plans for the nearby Sembawang North area and the potential redevelopment of the Sembawang Shipyard into a mixed-use waterfront precinct in the future will help to draw homebuyers' attention to the neighbhourhood.

In particular, Sembawang North is expected to deliver close to 10,000 new homes (80% public housing and 20% private housing) when it is fully developed. To cater to the needs of future residents, there are plays to build new commercial facilities, healthcare services, places of worship, schools, and green spaces, the HDB had said in October 2024.

Meanwhile, it was revealed in the URA Draft Master Plan 2025 in June that the Sembawang Shipyard area will be progressively transformed into a distinctive mixed-use waterfront district after its relocation from 2028. This is expected to further enliven the Sembawang estate, bringing more housing options and amenities to the area.

Taken together, the upcoming Sembawang Road EC plot could see healthy interest when it is launched, and will be supported by the broad-based demand for mass market homes, including from HDB upgraders.

About the developer

Oriental Pacific Development is a subsidiary of JBE Holdings, which has more than 15 years of experience in residential and mixed-use developments. The company is responsible for various private, executive condominium, and landed housing projects in Singapore, including The Commodore, The Luxe, SkyPark Residences and The Oasis of The North in Sembawang.