Upcoming EC · Sembawang · District 27

Sembawang Road EC

A low-rise executive condo of about 265 homes off Sembawang Road, near Sembawang Hot Spring Park, on the cheapest EC land of the sites on this list.

Site name; the developer hasn't announced the project's name yet.

Target previewFeb 2027PropNex's calendar; not yet confirmed

HomesAbout 26599-year leasehold

Land price$692 psf ppr$197.8 million, Sep 2025

Nearest MRTCanberra MRTabout 820 m

Where the site is

The plot is outlined in gold, from URA's Master Plan 2025. Open it in Google Maps for directions, or in Street View to see the site today.

Map of the Sembawang Road EC site on Sembawang Road, Sembawang, with the plot outlined, with Canberra MRT marked — Map: OneMap © contributors | Singapore Land Authority. Site outline: URA Master Plan 2025, as amended to September 2026. The boundary is a guide: the developer's site plan is the final word.

Open in Google Maps Street View

What we know so far

About 265 homes on a plot ratio of 1.4, low-density for an EC, with up to 26,555 sqm (about 285,836 sq ft) of floor area, according to PropNex's project ebook (October 2026). The indicative launch is the first quarter of 2027.
The land rate of $692 psf ppr is below the roughly $701 to $793 psf ppr paid for the EC sites awarded from 2024 to 2026, according to PropNex's ebook, and the lowest of the ECs on this list. PropNex puts the developer's breakeven at about $1,277 psf.
Four developers bid. The top bid came from Oriental Pacific Development, a subsidiary of JBE Development, and HDB awarded the site on 26 September 2025. PropNex's ebook says the group has built private condos, ECs and landed homes since 2004, including The Luxe, The Commodore and Skypark Residences.
Canberra MRT on the North–South Line is about 820 m away. Measured on OneMap from the site's outline, Sembawang Shopping Centre is about 550 to 650 m away, Canberra Plaza about 650 m to 1 km and Chong Pang's two hawker centres about 600 to 750 m, with Sun Plaza (about 1.5 km) and Northpoint City in Yishun further out.
Sembawang Hot Spring Park is about 400 to 750 m away on OneMap, and Sembawang Park, with its beach and jetty, is further north along Sembawang Road.

Launch timing. PropNex's launch calendar (as of 7 October 2026) targets a preview in February 2027, and its project ebook (October 2026) gives an indicative launch in the first quarter of 2027, subject to the developer's confirmation. Oriental Pacific hasn't announced dates yet.

EC rules. Its land tender closed before 8 May 2026, so the tighter EC rules announced that day (a 10-year minimum occupation period, no Deferred Payment Scheme, 90% of units for first-timers) don't cover it: they apply to EC sites whose tenders closed on or after that date. The household income ceiling for this project is $16,000 a month; the new $18,000 ceiling applies to EC sites whose tenders closed from 24 August 2026.

The site at a glance

Developer	Oriental Pacific Development
Location	Sembawang Road, Sembawang (District 27, Outside Central Region)
Type	Executive condominium (EC)
Land use	Executive condominium
Homes	About 265
Tenure	99-year leasehold
Maximum floor area	26,555 sqm (about 285,836 sq ft)
Expected launch	1st quarter of 2027 (indicative, subject to the developer's confirmation)
Developer's group	JBE Development (Oriental Pacific Development is its subsidiary)
Site area	204,161 sq ft
Plot ratio	1.4
Land price	$197.8 million (Sep 2025)
Land rate	$692 psf ppr
Developer's breakeven	about $1,277 psfPropNex's estimate: land, construction and other costs per square foot of home

What's nearby

Approximate distances from the site, from PropNex's site report.

MRT station	Canberra MRTabout 820 m
Bus stop	After Jalan Kemuningabout 170 m
Primary school	Ahmad Ibrahim Primary Schoolabout 780 m
Secondary school	Ahmad Ibrahim Secondary Schoolabout 380 m
Hawker centre	Chong Pang Market and Food Centreabout 630 m
Shopping	Sembawang Shopping Centreabout 600 m
Park	Kemuning Parkabout 240 m
Childcare	Sunflower Preschool @ Sembawangabout 60 m

Primary 1 registration. Eight primary schools are within about 2 km. Measured in a straight line on OneMap from each school to the site's outline, Ahmad Ibrahim is within 1 km of the whole site, Yishun Primary is within 1 km of most of it, and Jiemin and Sembawang Primary are right around the 1 km line. MOE measures from the school's boundary to each block, so check the exact distance on OneMap once the addresses are out.

Ahmad Ibrahim Primary School: about 690 to 900 m (within 1 km)
Yishun Primary School: about 770 m to 1 km (within 1 km for most of the site)
Jiemin Primary School: about 1 to 1.1 km (check each block on OneMap)
Sembawang Primary School: about 1 to 1.2 km (check each block on OneMap)
Xishan Primary School: about 1.1 to 1.4 km (1 to 2 km)
Chongfu School: about 1.2 to 1.5 km (1 to 2 km)
Wellington Primary School: about 1.7 to 1.8 km (1 to 2 km)
Canberra Primary School: about 1.9 to 2.1 km (around 2 km)

Nearby

Canberra Drive EC, nearby

Questions people ask me

When will Sembawang Road EC launch?

PropNex's launch calendar (as of 7 October 2026) targets a preview in February 2027, and its project ebook (October 2026) gives an indicative launch in the first quarter of 2027, subject to the developer's confirmation. Oriental Pacific hasn't announced dates yet.

Who is developing Sembawang Road EC, and what did the land cost?

Oriental Pacific Development. The land cost $197.8 million, or $692 per square foot per plot ratio (Sep 2025). PropNex estimates the developer's breakeven at about $1,277 psf; launch prices are usually set above breakeven.

Which primary school is nearest to Sembawang Road EC?

Eight primary schools are within about 2 km. Measured in a straight line on OneMap from each school to the site's outline, Ahmad Ibrahim is within 1 km of the whole site, Yishun Primary is within 1 km of most of it, and Jiemin and Sembawang Primary are right around the 1 km line. MOE measures from the school's boundary to each block, so check the exact distance on OneMap once the addresses are out.

Who can buy Sembawang Road EC?

As an executive condominium, it's sold to Singapore Citizen households within an income ceiling, with first-timers given priority. Its land tender closed before 8 May 2026, so the tighter EC rules announced that day (a 10-year minimum occupation period, no Deferred Payment Scheme, 90% of units for first-timers) don't cover it: they apply to EC sites whose tenders closed on or after that date. The household income ceiling for this project is $16,000 a month; the new $18,000 ceiling applies to EC sites whose tenders closed from 24 August 2026. I can check whether you qualify.

Sources: PropNex: Exciting New Launches 2026/2027, target preview months as of 7 Oct 2026; PropNex: Sembawang EC ebook, version 1 (October 2026), preliminary project details; EdgeProp: Oriental Pacific submits top bid for Sembawang Road EC site; HDB: EC sites sold (26 Sep 2025); Stacked Homes: HDB raises the EC income ceiling to $18K (23 Aug 2026); Distances in the points and schools: OneMap locations to the site outline, measured 23 October 2026. Land facts and distances: PropNex Business Suite site reports.

Information as of 10 October 2026, from URA and HDB tender results, developer announcements and news reports. Sembawang Road EC hasn't launched: its name, size, design, prices and dates can change, and estimates aren't prices. See all upcoming launches.