The Sembawang Road land parcel is intended for an executive condominium (EC), not an unrestricted private condominium. HDB's tender notice estimates 265 homes on an 18,967.2 sq m site and names Oriental Pacific Development Pte. Ltd. as the winning tenderer at S$197.777 million. The final project name, approved unit mix, sales launch and prices have not been established by this land notice.
Use this project page to review Sembawang Road EC: 265-Home Site Guide price, floor plan, launch date, showflat, location, developer information and key buyer checks. Project details, availability and sales information can change, so verify the latest documents before making a purchase decision.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Compare the exact unit's total price, price per square foot, floor, facing, usable internal area and availability rather than relying only on a headline starting price.
Review the exact floor plan for every shortlisted unit. Check entrance privacy, kitchen and service areas, balcony proportion, storage, bedroom furniture clearance, bathroom access, structural elements and circulation. Use the Singapore condo floor-plan guide to compare layouts consistently.
Understand the neighbourhood first, then judge the exact project entrance, transport routes, surrounding land use and the unit you are considering.
Sembawang Road EC: 265-Home Site Guide is recorded at Sembawang Road executive condominium site in Sembawang / Yishun. Compare the actual entrance, everyday transport, road exposure, nearby amenities, surrounding development and the exact unit rather than relying only on the district label.
Go deeper into transport, amenities, housing choices and buyer checks for the wider neighbourhood.
Read District 27 Yishun and Khatib property guideThe current project record describes 265 units, 99-year leasehold tenure, and a property type recorded as Executive Condominium. Expected TOP is To be confirmed. Review the current site plan, block and stack positions, arrival routes, lifts, parking, shared facilities, maintenance estimates and construction or handover programme before deciding.
Sembawang Road EC: 265-Home Site Guide may suit buyers whose verified budget, timing, location needs and preferred layout match an available home. Compare the exact unit's total cost, position, tenure and practical daily use with nearby new-launch and resale alternatives rather than choosing from the project name or marketing story alone.
Use the same framework across every project so your comparison is based on budget, layout and total cost rather than marketing alone.
Estimate mortgage, cash, CPF and stamp-duty requirements before selecting a unit.
Calculate your affordabilityWork through the practical checks that should be completed before committing to a new-launch purchase.
Open the buyer checklistCompare layout efficiency, circulation, storage, balcony allocation and furniture clearance.
Read the floor-plan guideCompare completion timing, condition, renovation, facilities and total acquisition cost.
Compare new launch and resaleCommon buyer questions based on the current project information shown on this page.
Sembawang Road EC: 265-Home Site Guide is recorded at Sembawang Road executive condominium site in Sembawang / Yishun. Verify the actual entrance and regular routes before relying on a location label.
The page records 99-year leasehold tenure and 265 units. Confirm the applicable title, lease commencement and current project documents.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Request the latest available sales information and exact unit schedule before comparing costs.
Use the exact current floor plan for each shortlisted home and verify its area, dimensions, orientation, structural elements and qualifications before comparing layouts.
The page records expected TOP as To be confirmed. Verify the latest construction, completion and handover information.
Verify current price and availability, exact floor plan, stack position, tenure, construction or completion status, financing and total acquisition cost.
It may suit buyers whose verified budget, timing, daily-location needs and preferred layout match the exact available home.
An EC can suit eligible households who want a new home but face a different eligibility and resale framework from a private new launch. Check prevailing HDB eligibility criteria, income ceiling, household nucleus, ownership restrictions and applicable financing rules at the time of application. Do not use a private-condo affordability assumption without first testing the EC rules that apply to your household.
The site is on Sembawang Road in the northern housing market. Walking times to rail and shops depend on the future pedestrian access and the chosen route; a broad district label is insufficient. When plans are released, inspect traffic access, the relation of blocks to Sembawang Road and adjacent uses, and the practical journey to work and school at the times your family actually travels.
A land tender price of S$197.777 million is not an apartment price. Future EC prices must be assessed together with prevailing eligibility, loan and ownership rules. The amount of cash and CPF needed can vary with household circumstances, while any grant position should be checked against the current HDB criteria rather than presumed from an online example.
Before comparing this EC with a private new launch, confirm who can apply, the applicable income ceiling, restrictions on existing property and the minimum occupation period. Record the date of the rules used in your comparison because policy can change before the launch.
HDB's 265-home estimate does not describe the final number, bedroom mix or facilities. Once an approved site plan appears, compare the precise block and stack against Sembawang Road, arrivals, communal areas and adjoining uses. Check if the route from the entrance to transport and shops works for your household at peak periods.
For a family layout, test dining space, storage, bedroom doors, laundry position, bathroom access and balcony usability with furniture measurements. An EC bedroom count alone cannot establish whether a home is suitable for long-term own stay.
HDB's estimated count is a planning yield, and the eventual developer may propose a different number. For a fair comparison, use total price, grant eligibility where applicable, monthly loan payment and cash needed at each milestone. Check maintenance fees, unit sizes and parking plans once official documents are available. Avoid relying on social-media price forecasts before a dated price list is issued.
Before booking a home, obtain the current developer brochure, approved floor plan, site plan and dated price list. Check the exact unit, payment timeline and whether any quoted incentive or estimate applies to it. The Singapore new-launch buyer checklist gives a structured way to compare them. Use the affordability calculator for an initial budget, then confirm financing with your lender.
Browse the Singapore new-launch directory for private-condo alternatives, then use the property affordability calculator for an initial budget. The calculator is a starting point; confirm EC-specific finance and eligibility with the relevant authorities and lender.
Site facts were checked against HDB final tender results, 25 September 2025. Planning yields and expected dates can change. We will update this guide when the developer releases a confirmed name, unit mix, floor plans and prices.
HDB estimated 265 at tender stage. The actual approved number may vary.
HDB announced Oriental Pacific Development Pte. Ltd. as successful tenderer in September 2025.
No. Executive condominiums have eligibility and ownership rules. Check the current HDB conditions for your household before planning a purchase.