Sembawang Road GLS (EC) — Overview
Sembawang Road, Singapore · D27. Sembawang / Yishun
- 265 Units
- Completion: N/A
- Executive Condominium
- Leasehold (99-year)
Sembawang Road GLS (EC) Upcoming Executive Condominium in Sembawang (District 27)
Latest Update (26 Sep 2025):
The Sembawang Road GLS (EC) site has been successfully awarded to Oriental Pacific Development Pte. Ltd. with a winning bid of $197.78 million.
The site is expected to yield approximately 265 EC units, contributing to upcoming EC supply in the northern region.
Register your interest to receive updates on project details, pricing and preview timeline once available.
This page provides an early analysis of the Sembawang Road GLS (EC) site following the land tender award, including location insights, land bid implications and what buyers can expect ahead of the official launch.
Key Highlights
- Tender awarded to Oriental Pacific Development Pte. Ltd.
- Winning bid of $197.78 million
- Estimated ~265 EC units
- Located in Sembawang (District 27)
- Part of limited EC supply in the north region
Location & Connectivity
The Sembawang Road GLS (EC) site is located in District 27, serving the Sembawang and Yishun residential catchment. The area is supported by established HDB estates, schools and daily amenities, making it a key upgrade location for homeowners in the north region.
Connectivity is supported by the North-South Line via Sembawang MRT, providing access towards Woodlands Regional Centre and the city. Major expressways such as the Seletar Expressway (SLE) further enhance connectivity across Singapore.
Location takeaway: Strong upgrader demand is expected from surrounding HDB estates, supported by established infrastructure and transport connectivity.
What This GLS Site Means for Buyers
With the land parcel now awarded, Sembawang Road represents one of the confirmed upcoming EC developments in the northern region. Compared to sites still in earlier planning stages, this provides greater certainty for buyers planning ahead.
For HDB upgraders, this creates an opportunity to prepare finances and timeline early before the official project launch.
Land Bid Analysis & Pricing Implications
The winning bid of $197.78 million forms the base cost for the future development and will influence eventual launch pricing.
As developers factor in construction costs, financing and margins, final selling prices will depend on how the project is positioned at launch.
What this means: Buyers should expect EC prices to reflect both land cost and broader market conditions at the point of launch.
Estimated Pricing & Market Positioning
As an Executive Condominium (EC), this development is expected to be positioned at a more accessible entry price compared to private condominiums, while offering similar lifestyle features.
Pricing will ultimately depend on land cost, unit mix and market demand at launch.
Planning your budget early? Refer to Housing Loan & Affordability Guide and Stamp Duty Guide to better understand your financial commitment.
Who This Project May Appeal To
- HDB upgraders looking to enter the private housing market
- Buyers seeking a more affordable alternative to private condominiums
- Families looking for new housing options in Sembawang
- Buyers planning ahead for confirmed upcoming EC launches
What Buyers Should Watch Next
- Official project name announcement
- Indicative pricing and unit mix
- Showflat preview timeline
- Comparison with nearby EC launches
Related Buyer Guides
Factsheet
| Name | Sembawang Road GLS (EC) |
| Type | Executive Condominium |
| Developer | Oriental Pacific Development Pte. Ltd. |
| Address | Sembawang Road |
| District | District 27 - Sembawang / Yishun |
| Tenure | 99-Year Leasehold |
| Site Area | 18,967.2 sqm |
| Gross Plot Ratio | 1.4 |
| Maximum Building Height | 40m – 45m SHD |
| Estimated Total Units | Approximately 265 Units |
| Planning Authority | Housing & Development Board (HDB) |
| GLS Status | Tender Awarded |
| Successful Tenderer | Oriental Pacific Development Pte. Ltd. |
| Winning Bid | $197.78 million |
| Tender Award Date | 26 September 2025 |
| Estimated Preview Timeline | To be announced |
Your Early Access Starts Here
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Press Coverage
Final Tender Results for: (i) Mixed Commercial and Residential Development at Chencharu Close; and (ii) Executive Condominium Housing Development at Sembawang Road
Published Date: 26 September 2025
1. The Housing & Development Board (HDB), as the Government’s land sales agent, launched land parcels at Chencharu Close and Sembawang Road for tender on 26 September 2024 and 29 May 2025 respectively.
2. The details of the two land parcels are as follows:
| Proposed Development | Location | Site Area | Maximum GFA | Maximum Building Height | Estimated No. of Housing Units | Lease Term | Project Completion Period |
| Mixed Use Development comprising a Commercial and Residential Development integrated with a Bus Interchange and a Hawker Centre | Chencharu Close | 29,450.3 sq m | 96,008 sq m | 61m Singapore Height Datum (SHD) | 875* | 99 years | 84 months from date of acceptance of tender |
| Executive Condominium Housing Development | Sembawang Road | 18,967.2 sq m | 26,555 sq m | 40 – 45m Singapore Height Datum (SHD) | 265* | 60 months from date of acceptance of tender |
*Actual number of housing units proposed by developer may vary.
3. The tenders for the two land parcels have been awarded to the respective Successful Tenderers on 26 September 2025 as follows:
| Land Parcel | Successful Tenderer | Tender Price |
| Chencharu Close | Evia MCS Pte. Ltd., Gamuda (Singapore) Pte. Ltd. and H108 Pte. Ltd. | $1,012,588,989.89 |
| Sembawang Road | Oriental Pacific Development Pte. Ltd. | $197,777,000.00 |
