Admiralty Walk (EC)
GLS Site
Pricing TBC
0% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Sembawang Road (EC) is an upcoming 265-unit 99-year leasehold executive condominium in D27 (OCR, North region), developed by JBE Holdings, with completion expected in 2032. The land was secured through a HDB Government Land Sales tender in September 2025 at $692 psf ppr.
The site sits about 0.84 km in a straight line from Canberra (NS12), roughly 13 minutes on foot. It has not launched. Our estimated launch range is $1,700–$1,920 psf (est.), anchored on an estimated breakeven of $1,477 psf ppr — see the estimate and its cost stack below.
Preview pending
Land awarded at $692 psf ppr (HDB GLS, Sept 2025) · ~265 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Sembawang Road (EC), field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- EC
- Project status
- Upcoming
- Developer
- JBE Holdings
- District
- D27 · OCR · North
- Tenure
- 99 years
- Total units
- 265
- Site area
- 12,645 sqmest.136,112 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 26,555 sqm
- Plot ratio
- 2.1
- Land cost
- $692 psf pprHDB GLS tender, September 2025
- Estimated breakeven
- $1,477 psf pprest.
- Estimated launch psf
- $1,700–$1,920est.
- Units sold
- 0%0 of 265 · 265 available
- Estimated completion
- 2032
- Preview
- Q1 2027
- Nearest MRT
- Canberra NS12 · 0.84 km · ~13 min walk
- Coordinates
- 1.43636, 103.82656
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$1,700–$1,920
Breakeven $1,477 psf ppr x 1.15–1.30 margin
Awarded land cost
$692
psf per plot ratio · HDB GLS · Sept 2025
2BR indicative quantum
$1.19M–$1.34M
at a typical 700 sqft
3BR indicative quantum
$1.61M–$1.82M
at a typical 950 sqft
4BR indicative quantum
$1.96M–$2.21M
at a typical 1150 sqft
Land attributes
- Street
- Sembawang Road (EC)
- Site use
- Residential (EC)
- Sale type
- HDB
- Tenure
- 99 years
- Plot ratio
- 2.1
- Site GFA (sqm)
- 26,555
- Land rate ($psf ppr)
- $692
- Units (est.)
- 265
- Developer
- Oriental Pacific Development Pte. Ltd.
Estimated breakeven
- Land ($m)
- $197.8m
- Construction ($m)
- $130m
- Land financing ($m)
- $31m
- Professional / legal / taxes ($m)
- $39m
- Marketing / others ($m)
- $24m
- Est. total cost ($m)
- $422.2m
- Est. breakeven ($psf ppr)
- $1,477
Applying a 15%–30% developer margin to a breakeven of $1,477 psf ppr gives an estimated launch range of $1,700–$1,920 psf. How this model works and how it has performed.
Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 26 Sept 2025. Figures are estimates (est.), not the developer’s accounts.
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Sembawang Road (EC) sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Canberra (NS12), about 0.84 km away in a straight line, roughly 13 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Sembawang Road (EC) is located at 1.43636, 103.82656 in D27, Singapore. The interactive map loads when this section comes into view.
- District
- D27 · North · OCR
- Nearest MRT
- Canberra NS12 · 0.84 km · ~13 min walk
- Coordinates
- 1.43636, 103.82656
- Tenure
- 99 years
- Site status
- Upcoming
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Sir Manasseh Meyer International SchoolInternational school | 0.28 km | 4 min | — |
| Ahmad Ibrahim Secondary SchoolSecondary | 0.35 km | 5 min | — |
| Chong Pang CC (Temp Office)Community club | 0.50 km | 7 min | — |
| Chong Pang Market and Food CentreHawker centre · 56 cooked-food stalls | 0.59 km | 9 min | — |
| Sembawang Shopping CentreShopping mall | 0.64 km | 10 min | — |
| Chong Pang Hawker Centre & MarketHawker centre — under construction | 0.67 km | 10 min | — |
| Ahmad Ibrahim Primary SchoolP1 vacancies available | 0.77 km | 12 min | — |
| Canberra MRTNS12 · North South Line | 0.84 km | 13 min | 2 min |
| Canberra PlazaShopping mall | 0.88 km | 13 min | 3 min |
| Yishun Primary SchoolModerate P1 demand | 0.89 km | 13 min | 3 min |
| Yishun Secondary SchoolSecondary | 0.95 km | 14 min | 3 min |
| Jiemin Primary SchoolP1 vacancies available | 1.06 km | 16 min | 3 min |
| Sembawang Primary SchoolVery high P1 demand | 1.14 km | 17 min | 3 min |
| Yishun MRTNS13 · North South Line | 1.22 km | 18 min | 4 min |
| Canberra CCCommunity club | 1.25 km | 19 min | 4 min |
| Xishan Primary SchoolModerate P1 demand | 1.34 km | 20 min | 4 min |
| Yishun Town Secondary SchoolSecondary | 1.36 km | 20 min | 4 min |
| Sembawang PolyclinicPublic polyclinic · NHG Health | 1.38 km | 21 min | 4 min |
| Bukit Canberra Hawker CentreHawker centre · 44 cooked-food stalls | 1.39 km | 21 min | 4 min |
| Bukit Canberra Sport CentreActiveSG sport centre | 1.39 km | 21 min | 4 min |
| Northpoint CityShopping mall | 1.41 km | 21 min | 4 min |
| Sun PlazaShopping mall | 1.53 km | 23 min | 4 min |
| Yishun PolyclinicPublic polyclinic · NHG Health | 1.55 km | 23 min | 4 min |
| Yishun ParkPark · 14 ha nearest — beyond 2 km | 2.23 km | — | 6 min |
| Woodlands Regional CentreRegional commercial centre | 2–5 km | — | 10–20 min |
| DigiPen Institute of Technology SingaporeOverseas university partner nearest — beyond 3 km | 4.85 km | — | 14 min |
| Seletar Aerospace ParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Downtown (CBD and Marina Bay)Central business district | Over 15 km | — | 45 min or more |
No categories selected. Pick one above, or .
28 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D27 resales have performed
Capital appreciation context for Sembawang Road (EC): what sellers of completed condos in the same district actually realised on 3,411 matched buy-and-sell pairs (March 1995 to August 2026), including the 8.7% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 8.7% recorded on completed sales here.
Median annualised return
2.6% p.a.
all exits in district D27, winners and losers
Share that made money
91.3%
3,114 of 3,411 matched exits
Median gain when it worked
$201k
gross, before transaction costs
Median loss when it did not
-$76k
297 exits sold at or below cost
Median holding period
8.3y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D27 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
3.2% p.a.middle of the 10 mapped, all exits1.8–4.3%slowest to fastest of the 10$188kmiddle project’s median gain, gross$1,438 psftheir middle average resale psf$1,700–1,920 psfthis launch, estimated (est.) launch range
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| The Watergardens at Canberra | 2024 | 80 | 100.0% | 4.3% p.a. | 4.0y | $228k | $1,453 |
| The Commodore | 2024 | 43 | 97.7% | 4.1% p.a. | 3.8y | $181k | $1,506 |
| The Estuary | 2013 | 470 | 99.1% | 3.6% p.a. | 7.3y | $231k | $1,520 |
| North Park Residences | 2018 | 234 | 98.3% | 3.6% p.a. | 6.8y | $259k | $1,423 |
| Yishun Emerald | 2002 | 424 | 90.3% | 3.4% p.a. | 10.5y | $298k | $1,179 |
| Eight Courtyards | 2014 | 307 | 99.7% | 3.0% p.a. | 8.7y | $196k | $1,677 |
| Symphony Suites | 2018 | 270 | 99.3% | 2.6% p.a. | 6.7y | $164k | $1,104 |
| The Nautical | 2015 | 237 | 95.8% | 2.3% p.a. | 8.8y | $130k | $1,596 |
| Orchid Park Condominium | 1994 | 621 | 75.4% | 1.9% p.a. | 11.2y | $159k | $1,122 |
| Canberra Residences | 2013 | 174 | 94.8% | 1.8% p.a. | 9.5y | $122k | $1,394 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Sembawang Road (EC) and the 7 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Sembawang Primary School1–2km1.14 km (est.)≈ 17 min walk
2A 0.77×2B 0.00×2C 1.43× • ballot SC <1km2C(S) —
Xishan Primary School1–2km1.34 km (est.)≈ 20 min walk
2A 0.15×2B 0.02×2C 0.45×2C(S) 1.38× • ballot SC 1–2km
Chongfu School1–2km1.41 km (est.)≈ 21 min walk
2A 1.22× • ballot SC >2km2B 1.95× • ballot SC <1km2C 3.45× • ballot SC <1km2C(S) —
Wellington Primary School1–2km1.79 km (est.)≈ 27 min walk
2A 1.13× • ballot SC 1–2km2B 1.05× • ballot SC <2km2C 2.60× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2025 P1 exercise and can change year to year. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D27 or the same segment and region.
Canberra Crescent Residences
35 units available
$1,952–$2,151 psf
91% sold
Canberra Drive (EC)
GLS Site
Pricing TBC
0% sold
Chencharu Close GLS
Upcoming
Est. launch price$2,270–$2,570 psf
0% sold
Miltonia Close (EC)
GLS Site
Est. launch price$1,760–$1,990 psf
0% sold
Hillock Green
9 units available
$2,115–$2,279 psf
98% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
