Sembawang Road Residences, a New EC Near Canberra MRT

Sembawang Road Residences key facts

Developer

Oriental Pacific Development Pte. Ltd.

Location

Sembawang Road at Yishun Avenue 7. Final address not announced

Name

The project name is not announced yet

Type

Executive condominium (EC)

Tenure

99-year leasehold

Homes

About 265, as estimated by HDB

Site

18,967 sqm (about 204,160 sq ft), plot ratio 1.4

Floor area allowed

Up to 26,555 sqm in all

Building height

40 to 45 m

Land tender

Four bids; awarded on 26 September 2025

Nearest MRT

Canberra (North-South Line), about 500 m by an early estimate

MOP

5 years, as the tender closed before 8 May 2026

Income ceiling

S$16,000 a month per household

Bedroom types

Once released

Prices

Once released

Preview and booking

Once announced

Completion

Within 60 months of the September 2025 award, as the tender requires

Last updated

29 Oct 2026

Sembawang Road Residences price list and prices nearby

No price list has been released, so there is no price to quote yet. The prices come with the developer's preview.

ECs have usually sold below nearby private launches. Until the price list is out, these recent launches are the best guide to what new homes cost, and none of them sets this project's price.

Recent launches, for comparison

Averages across each launch at the time. The median new EC price is close to S$1.83 million.

Resale homes nearby

Single sales and asking prices, not project averages. Older homes have shorter leases left, so compare the whole price and the lease, not the psf alone.

How you pay for Sembawang Road Residences

An EC bought from the developer is paid for in stages while it is built. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest as the building goes up. A bank loan covers up to 75% and is drawn down the same way, so the monthly instalments start small.

The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.

Loans for an EC

• EC buyers use bank loans, not HDB loans
• Until TOP, the monthly mortgage can't be more than 30% of the household's gross monthly income, and all debts together no more than 55%
• Banks test what you can afford at a 4% interest rate, whatever the actual rate
• So at the S$16,000 income ceiling, a price above about S$1.34 million needs more cash or CPF than the usual 25%

For upgraders, the real question is how much the HDB sale leaves after paying off its loan, as any HDB flat must be sold within 6 months of collecting the EC's keys. For first-time buyers, it is the gap above the loan limit. Work out your own numbers before the preview.

Stamp duty

Charged on the price or the market value, whichever is higher. Tax rules can change, so check your own figure with your bank or lawyer.

Sembawang Road Residences floor plans and unit mix

About 265 homes are planned, as estimated by HDB; the developer's final number may differ. The bedroom types, sizes, floor plans and facilities are not released yet and come with the e-brochure at the preview.

Sembawang Road Residences e-brochure

The Sembawang Road Residences e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.

Sembawang Road Residences location: near Canberra MRT

The site sits on Sembawang Road at Yishun Avenue 7, next to the Sembawang Springs landed estate, in the mature towns of Canberra and Sembawang. The train, a community mall and a sports and hawker hub are already in place.

Getting around

Canberra MRT on the North-South Line is about 500 m away by an early estimate; the walking time will be stated once measured. Woodlands is three stops away. Drivers use Sembawang Road, Yishun Avenue 2 and Gambas Avenue to reach Yishun, Woodlands and the expressway.

The RTS Link from Woodlands North to Bukit Chagar in Johor Bahru is targeted to open in February 2027, with a train ride of about five minutes across the border. Woodlands North connects to the Thomson–East Coast Line, so from Canberra it is a change of train at Woodlands.

Schools in the area

Ahmad Ibrahim Primary, on Yishun Street 11, and Yishun Primary are among the nearest primary schools, and Canberra Primary and Sembawang Primary are also in the area. Distances depend on the final block addresses, which are not out yet, so check each school's distance for the unit you pick, and no purchase guarantees a place.

Food and daily needs

Canberra Plaza, a three-storey community mall next to the station, covers the weekly shop and childcare. Bukit Canberra has a hawker centre, pools, a sports hall and a polyclinic in one place, and it is where much of the neighbourhood spends its weekends. Sun Plaza and Sembawang Shopping Centre add a cinema and family retail, and Northpoint City in Yishun is the bigger mall.

Healthcare

Bukit Canberra Polyclinic covers everyday care, with Khoo Teck Puat Hospital and Yishun Community Hospital in Yishun for anything more.

Homes around it

Next door is the Sembawang Springs landed estate. Canberra already has several ECs, now on the resale market: The Visionaire, The Brownstone, Parc Canberra and Provence Residence, which was completed in April 2026. The Commodore, a 219-home private condo, and Watergardens at Canberra are close by, as is Canberra Crescent Residences, the newest private launch.

Parks and nature

The Canberra-Sembawang Park Connector runs along Sembawang Road for cycling and jogging, and Sembawang Park and the northern coastline are a short drive away.

What's planned for the area

• The RTS Link to Johor Bahru, targeted to open in February 2027
• A new town at the Sembawang Shipyard site, whose lease ends in 2028: about 8,000 HDB flats and 2,000 private homes in the draft Master Plan 2025, long term
• New HDB flats in Sembawang North, offered from February 2026
• More northern ECs to come, at Woodlands Drive 17 and Canberra Drive

Good to know

Sembawang Road runs along the site, so some stacks may hear the road. The site is long and slopes, so the final layout will matter. Check the site plan before you choose.

Who this location suits

Families already in Sembawang, Canberra and Yishun who want a new home without changing schools or routines, and northern workers who want the North-South Line close by.

Who can buy Sembawang Road Residences

An EC is for eligible Singapore Citizen and PR households that meet HDB's conditions. The tender closed before the May 2026 EC changes, so this one is expected to keep the older rules.

Canberra Drive's tender closed on 1 October 2026 and its result is provisional until the award. HDB's rules can change, so confirm them before booking.

Before and after you move in

• A bank loan, with the mortgage capped at 30% of gross monthly income until TOP
• Any HDB flat must be sold within 6 months of collecting the EC's keys
• During the MOP you live in it: rooms can be rented out if registered with HDB within 7 days, but not the whole home
• After the MOP, you can sell it on the open market to eligible Singapore Citizens and PRs

Confirm all conditions with the developer and HDB before booking.

The developer: Oriental Pacific Development

Oriental Pacific Development won the Sembawang Road site in September 2025 with a bid of about S$197.8 million, against three other bids. The next highest, S$190 million, came from a joint venture of Hong Leong and Mitsui Fudosan; the winning bid was 4% higher.

Media report that Oriental Pacific was founded by Jane Lam, who previously worked at JBE Holdings. JBE developed The Commodore, a 219-home condo in Canberra, and in 2012 won an EC site at Sembawang Crescent with two other investors. Oriental Pacific's own record is not yet established, so ask who the licensed developer, architect and builder are at the launch.

Questions worth asking at the preview

• Who the architect and main contractor are
• The bedroom mix and which blocks face Sembawang Road
• The expected maintenance fees for the home type you want
• The expected TOP date

Sembawang Road Residences launch timeline

1. 29 May 2025HDB launches the site for tender
2. 11 September 2025The tender closes with four bids
3. 26 September 2025The site is awarded to Oriental Pacific Development
4. 8 May 2026New EC rules start for later tenders; this site keeps the older ones
5. February 2027 (targeted)The RTS Link to Johor Bahru opens at Woodlands North
6. Not yet announcedPreview, prices and booking day
7. By September 2030Completion, within 60 months of the award, as the tender requires

Sembawang Road Residences FAQ

More about Sembawang Road Residences

About Sembawang Road Residences

Sembawang Road Residences is the last new EC in Canberra on the old 5-year MOP rule. The next EC in Canberra, at Canberra Drive, will come with a 10-year MOP under the new rules. A small, boutique EC of about 265 homes, it sits beside the landed enclave of Sembawang Springs, about 500 m from Canberra MRT. Here is why this upcoming launch is worth a close look.

What you're buying

Sembawang Road Residences is an executive condominium (EC) of about 265 homes on a 99-year lease, at the junction of Sembawang Road and Yishun Avenue 7. Oriental Pacific Development won the land on 26 September 2025. The tender requires the project to be completed within 60 months of that award, so by September 2030.

An EC sits between an HDB flat and a private condo. A private developer designs it, builds it and sells it, with the facilities you would expect of a condo. But only Singapore households that meet HDB's rules can buy one new, and for Sembawang Road Residences that means a household income of up to S$16,000 a month.

That limit on who can buy is why ECs have usually sold for less than the private condos around them. Canberra Crescent Residences, the newest private condo near Canberra MRT, launched in August 2025 at an average of S$1,974 psf. The ECs launched elsewhere in the last two years averaged S$1,655 to S$1,893 psf. For a family that qualifies, an EC is the most direct way to buy a brand-new condo for less than its private neighbours.

Location

Nestled in a quiet corner, a short walk from the MRT

Sembawang Road Residences sits at the junction of Sembawang Road and Yishun Avenue 7, about 500 m from Canberra MRT. On one side, you'll see the landed enclave of Sembawang Springs, and on the other, Canberra MRT, Canberra Plaza and Bukit Canberra Sport Centre.

That combination is rarer than it sounds. Most new homes near an MRT station are hemmed in by tall blocks, busy junctions and a crowded town centre. Most homes beside a landed estate are a bus ride from the train. Here you get the low-rise calm of a landed street at your doorstep and a station at the end of a short walk.

One train line to Woodlands, Orchard and the CBD

Sembawang Road Residences is about 500 m from Canberra MRT (NS12), on the North-South Line, one stop from both Sembawang and Yishun, which puts Sun Plaza, Northpoint City and Khoo Teck Puat Hospital within easy reach.

From Canberra MRT, you are only three stops from Woodlands, where you can change to the Thomson-East Coast Line (TEL), which also takes you to the RTS Link at Woodlands North. Heading the other way, the same North-South Line runs south through Ang Mo Kio and Bishan to Orchard, City Hall and Raffles Place, so a Saturday on Orchard Road or a workday in the CBD is one ride with no change of train.

The RTS Link to Johor Bahru, within easy reach

The RTS Link from Woodlands North to Bukit Chagar in Johor Bahru is targeted to open in February 2027, with a train ride of about five minutes across the border. From Canberra, it is the North-South Line to Woodlands, a change to the TEL for Woodlands North, then the RTS Link.

For families who cross for groceries, dinners or relatives in JB, that turns a trip that depends on Causeway traffic into a train ride with a fixed timetable.

By car

Sembawang Road, Yishun Avenue 2 and Gambas Avenue are the main roads around Sembawang Road Residences. They take you to Yishun, to Woodlands and on to the expressways, so a drive to the in-laws in another estate or a weekend run to the coast starts on roads built for the traffic.

Malls: the everyday shop to the big weekend one

The nearby Canberra Plaza is a three-storey community mall right beside Canberra MRT, with a supermarket and a childcare centre. This is the place that makes the weekday work.

Drop the youngest at childcare, pick up groceries on the way home, and do both without a second trip. It sits on the route you're already walking to the train, so the small errands of family life fold into the commute instead of eating into your evening.

One stop north, Sun Plaza on Sembawang Drive has a cinema and a row of restaurants, the easy answer to "where shall we eat tonight?" Sembawang Shopping Centre covers the family shops: the school shoes, the birthday presents, the things you forgot.

One stop south, Northpoint City in Yishun is the big mall for the big shop. When you need the department store, the electronics or a full afternoon out with the children, it is one train ride away, with no change.

So the mall question is settled at every scale: the daily top-up at Canberra Plaza, the night out at Sun Plaza, the big weekend at Northpoint City.

Hawker food and weekends: Bukit Canberra

Bukit Canberra is an integrated sport and community hub: a hawker centre, swimming pools, a sports hall, running trails and a polyclinic, all in one place. Picture a Saturday here. Swimming lessons in the morning, char kway teow and kopi at the hawker centre for lunch, the children in the sports hall in the afternoon. The polyclinic is in the same complex, so the child's fever or the parent's check-up is handled without crossing town.

Most estates have these things spread across several places. Having them together is what turns a neighbourhood into somewhere families stay for decades.

Healthcare for every generation

Bukit Canberra Polyclinic handles everyday care: the cough that won't go away, the vaccinations, the regular check-ups for blood pressure or diabetes. Because it shares a building with the hawker centre and the pools, an appointment fits around the rest of the day.

For anything more, Khoo Teck Puat Hospital, a full general hospital, is in Yishun, one MRT stop south. Yishun Community Hospital, next to it, is where patients recover and go through rehabilitation after a hospital stay.

For a family living with or near ageing parents, this matters more than it first seems. The hospital visit, the follow-up appointments and the weeks of rehab all stay in the neighbourhood, a stop away, instead of across the island.

Parks and the coast

The Canberra-Sembawang Park Connector runs along Sembawang Road, from Canberra Link to Tuah Road. Step out of the gate for an evening jog or a weekend cycle, without loading bikes into the car first.

Further north, Sembawang Park and the northern coastline are a short drive away, for a picnic by the sea or an afternoon of open space when the children need to run.

Living beside a landed estate

Sembawang Springs, the landed estate next door, is made up of houses rather than towers. Sharing a boundary with it means low-rise neighbours on that side of Sembawang Road Residences rather than another block of flats, and residential streets rather than a commercial strip. The site plan will show which homes face it.

School

Ahmad Ibrahim Primary, at 10 Yishun Street 11, and Yishun Primary are among the nearest primary schools to Sembawang Road Residences. Canberra Primary and Sembawang Primary are also in the area.

For a family already living in Canberra, Sembawang or Yishun, that is often the point. The children can stay in the school they already go to, with the same friends and the same school bus, while the family moves into a new home. For a younger child, it means a choice of established neighbourhood primary schools when Primary 1 comes around.

Primary 1 registration gives priority by how far your home is from the school, measured from your block. The block addresses for Sembawang Road Residences are not out yet, so the distance to each school depends on the block you pick. Once the site plan is released, check the distance from your block to the schools you want before you choose a unit. No home purchase guarantees a place.

Why this project?

Sembawang Road Residences brings together three things that rarely come in one new EC: the old 5-year MOP, a small development of about 265 homes, and a quiet spot beside a landed estate that is still about 500 m from the MRT.

The last 5-year MOP EC in Canberra

MOP stands for minimum occupation period: the years you must live in your home before you can sell it. On 8 May 2026, the government changed the rules for new EC sites. Every site whose tender closes from that date comes with a 10-year MOP. The land tender for Sembawang Road Residences closed on 11 September 2025, so it keeps the old 5-year rule.

Here is what that looks like in real years. Say you collect your keys in 2030. At Sembawang Road Residences, you can sell on the open market from 2035, and the home becomes fully private in 2040. At Canberra Drive, the same keys would mean selling from 2040, and fully private from 2045.

Five years is the difference between a home that fits one stage of your life and a home you're tied to for two. If your family grows, if your work moves, or if you simply see a better opportunity, the 5-year rule lets you act on it five years sooner.

Full privatisation matters too. After ten years, foreigners and companies can buy the home as well as Singapore Citizens and PRs, so there are more possible buyers when you sell. Under the new rules, that takes fifteen years.

Two more rules work in your favour if you already own an HDB flat. At Sembawang Road Residences, 70% of the homes are set aside for first-time families for one month, then every eligible buyer can book. At Canberra Drive, 90% of the homes are set aside for first-timers for two years. And you don't need to sell your flat first: you can live in it while the EC is built, then sell it within six months of collecting your keys.

Small by design

Sembawang Road Residences has about 265 homes. Most ECs have 400 to 600. Rivelle Tampines, which sold 529 of its 572 homes on launch day in March 2026, is twice the size, and Provence Residence in Canberra has 413.

What does that mean once you live there? Fewer people share each lift, each lap of the pool and each booking slot at the function room or the barbecue pits. The guardhouse knows your car. Within a few months you know your neighbours by name.

The planning rules keep it low and spread out. The land is 18,967 sqm, roughly the size of two and a half football pitches. Its plot ratio is 1.4, which means the floor space of every home and corridor put together can be at most 1.4 times the land area. Buildings are capped at 40 to 45 m. Together, those numbers make Sembawang Road Residences a low-rise development that sits comfortably beside the landed houses next door, not a tower block looming over them.

The land is long and slopes, and Sembawang Road runs along one side. So when the site plan is released, it will show which blocks face the road, which face the landed estate and how the slope is used. That is the first thing to look at before you pick a unit.

Four bids, not thirteen

When the land for Sembawang Road Residences was tendered in 2025, four developers bid for it. When Canberra Drive closed in October 2026, it drew 13 bids and set a record land price for an EC. Sembawang Road Residences comes from the quieter tender, under the old rules, in the same town.

The neighbours

Next door is Sembawang Springs, a landed estate. Around it, Canberra already has a cluster of ECs that families have lived in for years: The Visionaire, The Brownstone, Parc Canberra and Provence Residence, which was completed in April 2026 with 413 homes. The Commodore, a 219-home private condo, and Watergardens at Canberra are close by, and Canberra Crescent Residences is the newest private condo near the station.

That tells you two things. First, this is a settled part of the north, with neighbours who chose Canberra and stayed, not a construction site waiting for a town to arrive. Second, the homes around it show what buyers pay to live here.

Prices are often quoted per square foot (psf): the price of a home divided by its size. A 948 sq ft 3-bedroom at Parc Canberra, an EC, resold for S$1.355 million in August 2025, or S$1,429 psf. 3-bedroom homes at The Visionaire, another EC, were listed at about S$1,540 to S$1,600 psf in mid-2026.

Canberra Crescent Residences, the private condo, launched in August 2025 at an average of S$1,974 psf, so a 1,000 sq ft home there cost about S$1.97 million. It sold 150 homes on its first weekend and about 92% of its 376 homes since. Its 3-bedroom homes of about 990 sq ft resold at about S$2,000 to S$2,066 psf between April and June 2026.

So in one neighbourhood you can see the whole ladder: older ECs on the resale market, a new private condo above S$2,000 psf, and, at Sembawang Road Residences, a new EC on the old rules. Its own price list comes at the preview.

Who's building it

Oriental Pacific Development won the land for Sembawang Road Residences on 26 September 2025, with a bid of about S$197.8 million. Four developers bid. The next highest offer, S$190 million, came from a joint venture of Hong Leong and Mitsui Fudosan; Oriental Pacific's bid was 4% higher.

Why that matters: Oriental Pacific paid more for this land than a joint venture of two established names was willing to. A developer does that when it believes in the site.

The founder, Jane Lam, previously worked at JBE Holdings. JBE developed The Commodore, a 219-home condo right here in Canberra, and in 2012 won the EC site at Sembawang Crescent with two other investors. So the people behind Sembawang Road Residences have built in this neighbourhood before. They know who buys in Canberra and what those buyers look for.

And a development of about 265 homes is one a smaller developer can give its full attention to, from the layouts to the finishing.

The tender sets the timeline: the project must be completed within 60 months of the award, so by September 2030.

Future

The north is changing around Sembawang Road Residences, and most of it is already dated.

The RTS Link, February 2027

The cross-border train from Woodlands North to Bukit Chagar in Johor Bahru is targeted to open in February 2027, a short train ride from Canberra with one change at Woodlands.

A new town at the Sembawang Shipyard

The shipyard's lease ends in 2028. The draft Master Plan 2025 plans a new town on the site in the long term, with about 8,000 HDB flats and 2,000 private homes by the water.

New HDB flats in Sembawang North,

offered from February 2026, bringing more young families into the area.

A wave of upgraders

About 3,500 HDB flats in Yishun and Sembawang reach their MOP between 2026 and 2029, and more than 4,000 BTO owners in Sembawang have become eligible to upgrade to an EC since 2023. These are the families an EC is built for, in the same towns as Sembawang Road Residences.

What it adds up to: you buy into a settled neighbourhood today, with the train, the malls and Bukit Canberra already in place, and the north's next chapter arrives around you.

Who it suits

Upgraders in Canberra, Sembawang and Yishun

You're in a 4-room or 5-room flat that has passed its MOP. You want a condo, a pool and more space, but not a new school for the children or a long drive to your parents. Sembawang Road Residences lets you move up without moving away, and you can keep living in your flat until the EC's keys are ready.

Upgraders from Woodlands and Yishun

You want a newer, bigger home on the North-South Line you already use, in a smaller development than the big projects coming to Woodlands.

Young couples buying a first home

You may be living with your parents in the north today, waiting on a BTO. As a first-time family within the S$16,000 income ceiling, you get first pick of 70% of the homes in the first month, and the developer builds it while you save.

Three-generation families

You want the grandparents under the same roof or a few doors away, with Bukit Canberra Polyclinic, Khoo Teck Puat Hospital and Yishun Community Hospital close by. Look at the larger layouts once they are released.

People who work in the north

If your job is in Woodlands, Sembawang or Seletar, your commute stays short, on the North-South Line or the roads around Sembawang Road.

Parents helping a married child buy

If you live in Sembawang, Yishun or Canberra, Sembawang Road Residences keeps your child and grandchildren close. The child's household has to meet HDB's EC rules, so check eligibility first.