I can show how the income ceiling, your CPF and the likely MOP apply to your household before the price list is out. No pitch, just the working.
Of the three executive condominiums heading to launch around 2027, the Sembawang Road site cost the least per square foot, about $692 psf ppr. A cheaper land cost is a useful clue and a poor conclusion. Here is what it does and does not tell you.
The Sembawang Road EC is a 99-year leasehold site of 18,967.2 sq m with about 265 homes, bought by Oriental Pacific Development (JBE) for $197.777 million, or about $692 psf ppr. Launch is expected in 2027 after Chinese New Year, date to be confirmed. Prices are not out.
What the numbers say
Land costWhat Oriental Pacific paid+ Read →− Collapse
The tender closed on 11 September 2025 and was awarded on 26 September 2025. The winning bid was $197.777 million, about $692 psf ppr, for a site of 18,967.2 sq m at a plot ratio of 1.4 and a maximum gross floor area of 26,555 sq m (project briefing, October 2026).
Spread over about 265 homes, the land cost is roughly $746,000 per home. The two CDL sites awarded a month earlier come to about $837,000 (Senja Close) and $839,000 (Woodlands Drive 17) per home (my calculations from the three land bids).
The comparisonAbout 10% to 12% cheaper per square foot+ Read →− Collapse
At $692 psf ppr, this site cost about 10% less than Senja Close at $771 and about 12% less than Woodlands Drive 17 at $782 (99.co Insider, 2025; project briefing, October 2026). That is a real difference in what the developer had to recover.
It does not mean a lower launch price automatically. The launch price will be set by what nearby resale condos and the other new ECs sell for, and a developer can price above its land cost where the location supports it. Land cost tells me about margin, not about value for you.
Scale and running costsA smaller estate shares fixed costs across fewer owners+ Read →− Collapse
With about 265 homes, this is the smallest of the three. Fixed costs such as lift servicing, security and landscaping are shared across fewer owners. Whether that pushes the monthly fee up or down depends on the facilities list, and that has not been released.
The briefing gives a height limit of 40 to 45 m but no storey count, unit mix or facilities. When they come out, I would read the maintenance budget before the showflat, since the first owners vote on it.
Tell me your budget and timeline and I will line up the Sembawang, Woodlands and Bukit Panjang ECs on land cost, MOP and monthly cost.
Timeline and MOP2027, then which MOP+ Read →− Collapse
The briefing expects a launch in 2027 after Chinese New Year, with the date to be confirmed, so it is the last of the three to come. The site was awarded on 26 September 2025, before 8 May 2026, when new EC sites moved to a 10-year MOP, a 90% first-timer quota and no Deferred Payment Scheme (HDB/MND, May 2026).
That points to the earlier 5-year MOP, but confirm it in the sales terms. Households must meet HDB's EC rules, including the $16,000 monthly income ceiling (HDB, 2026). I have no price list yet, so I am not putting a psf on this project.
Fit checkWho this suits, and who should look elsewhere+ Read →− Collapse
The Sembawang Road EC suits a household that values a smaller estate and can wait until 2027 for a launch. Buyers who want to compare all three ECs before committing will find the later date useful, because the other two launches are scheduled earlier.
It is a harder fit for a household that needs certainty now. The unit mix, the facilities, the price and the exact launch date are all still to come. Until they are, any plan built on this project rests on a land cost, not on a home. This is a framework for your own decision, not a recommendation to buy or to skip.
I would be cautious about reading "cheapest land" as "best buy". It is a head start for the developer, and whether any of it reaches the buyer depends on how the launch is priced. My briefing has the site data but not the transport, school or amenity details, so I am not scoring this location yet. I will add them when I have confirmed them. Compare it with Wynwood Grand and Solano Grand, and read Is an EC right for you.
Frequently asked questions
When will the Sembawang Road EC launch?+ Read →− Hide
The briefing expects a launch in 2027 after Chinese New Year, with the date to be confirmed (project briefing, October 2026). That is a target and can move. Prices and floor plans have not been released, so treat any psf figure you see as an estimate.
How many homes will it have?+ Read →− Hide
About 265 homes on a 99-year leasehold site of 18,967.2 sq m at a plot ratio of 1.4, with a maximum gross floor area of 26,555 sq m and a height limit of 40 to 45 m (project briefing, October 2026).
How much did the developer pay for the land?+ Read →− Hide
Oriental Pacific Development (JBE) bid $197.777 million, about $692 psf ppr. The tender closed on 11 September 2025 and was awarded on 26 September 2025 (project briefing, October 2026). That is lower per square foot than the two CDL EC sites awarded in August 2025.
What is the MOP for this EC?+ Read →− Hide
The MOP is the period you must live in the unit before selling. Sites awarded from 8 May 2026 carry 10 years. This site was awarded on 26 September 2025, so the earlier 5-year rule is the likely one (HDB/MND, May 2026). Confirm it in your sales terms.
Is cheaper land the same as a cheaper home?+ Read →− Hide
No. Land cost is one input to the launch price, alongside construction, financing and margin. A lower land cost gives the developer more room, but the launch price follows what nearby homes sell for. Wait for the price list and compare it with resale transactions.
Sources+ Show all 5 →− Hide
- 99.co Insider, "CDL top bids for Senja and Woodlands EC sites", August 2025
- Project briefing, developer-supplied information, October 2026 (subject to change)
- HDB and Ministry of National Development, EC MOP and quota changes, May 2026
- HDB, EC eligibility and income ceiling, 2026
- URA, Government Land Sales tender results, 2025
Disclaimer & Licensing+−
This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
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