Sembawang Road (EC) Condo Prices, Units Sold & Analysis (D27)

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 $1,690–$1,910 psf (est.), anchored on an estimated breakeven of $1,471 psf ppr — see the estimate and its cost stack below.

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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Sembawang Road (EC), grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: EC
Status: Upcoming
Developer: JBE Holdings
Tenure: 99 years
Total units: 265
Estimated completion: 2032
Preview: Q1 2027

Pricing

Estimated launch psf: $1,690–$1,910est.

Land and cost

Land cost: $692 psf pprHDB GLS tender, September 2025
Breakeven: $1,471 psf pprest.
Site area: 12,645 sqmest.136,112 sqft, derived from GFA ÷ plot ratio
Gross floor area: 26,555 sqm
Plot ratio: 2.1

Location

District: D27, OCR, North
Nearest MRT: Canberra NS120.84 km in a straight line, ~13 min walk
Coordinates: 1.43636, 103.82656

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 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

$1,690–$1,910

Breakeven $1,471 psf ppr x 1.15–1.30 margin

Awarded land cost

$692

psf per plot ratio · HDB GLS · Sept 2025

2BR indicative quantum

$1.18M–$1.34M

at a typical 700 sqft

3BR indicative quantum

$1.61M–$1.81M

at a typical 950 sqft

4BR indicative quantum

$1.94M–$2.2M

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): $130.1m
Land financing ($m): $31.2m
Professional / legal / taxes ($m): $37.6m
Marketing / others ($m): $23.8m
Est. total cost ($m): $420.5m
Est. breakeven ($psf ppr): $1,471

Applying a 15%–30% developer margin to a breakeven of $1,471 psf ppr gives an estimated launch range of $1,690–$1,910 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: PropertyInsider.sg cost model, 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 NS120.84 km in a straight line, ~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

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations2 places

Place	By road	Drive	Walk
Canberra MRTNS12 · North South Line	1.1 km	2 min	13 min
Yishun MRTNS13 · North South Line	1.6 km	4 min	18 min

Schools10 places

Place	By road	Drive	Walk
Ahmad Ibrahim Primary SchoolPrimary school, p1 vacancies available	1.0 km	—	12 min
Yishun Primary SchoolPrimary school, p1 vacancies available	1.2 km	3 min	13 min
Jiemin Primary SchoolPrimary school, p1 vacancies available	1.4 km	3 min	16 min
Sembawang Primary SchoolPrimary school, high P1 demand	1.5 km	3 min	17 min
Xishan Primary SchoolPrimary school, moderate P1 demand	1.8 km	4 min	20 min
Ahmad Ibrahim Secondary SchoolSecondary	0.5 km	—	5 min
Yishun Secondary SchoolSecondary	1.3 km	3 min	14 min
Yishun Town Secondary SchoolSecondary	1.8 km	4 min	20 min
Sir Manasseh Meyer International SchoolInternational school	0.4 km	—	4 min
DigiPen Institute of Technology SingaporeOverseas university partner nearest, beyond 3 km	6.6 km	14 min	—

Shopping malls4 places

Place	By road	Drive	Walk
Sembawang Shopping CentreShopping mall	0.9 km	—	10 min
Canberra PlazaShopping mall	1.2 km	3 min	13 min
Northpoint CityShopping mall	1.9 km	4 min	21 min
Sun PlazaShopping mall	2.1 km	4 min	23 min

Hawker centres3 places

Place	By road	Drive	Walk
Chong Pang Market and Food CentreHawker centre · 56 cooked-food stalls	0.8 km	—	9 min
Chong Pang Hawker Centre & MarketHawker centre — under construction	0.9 km	—	10 min
Bukit Canberra Hawker CentreHawker centre · 44 cooked-food stalls	1.9 km	4 min	21 min

Parks and nature1 place

Place	By road	Drive	Walk
Yishun ParkPark · 14 ha nearest, beyond 2 km	3.0 km	6 min	—

Sports and community clubs3 places

Place	By road	Drive	Walk
Chong Pang CC (Temp Office)Community club	0.7 km	—	7 min
Canberra CCCommunity club	1.7 km	4 min	19 min
Bukit Canberra Sport CentreActiveSG sport centre	1.9 km	4 min	21 min

Healthcare2 places

Place	By road	Drive	Walk
Sembawang PolyclinicPublic polyclinic · NHG Health	1.9 km	4 min	21 min
Yishun PolyclinicPublic polyclinic · NHG Health	2.1 km	4 min	23 min

Workplaces3 places

Place	By road	Drive	Walk
Woodlands Regional CentreRegional commercial centre	5–10 km	10–20 min	—
Seletar Aerospace ParkBusiness and innovation park	5–10 km	10–20 min	—
Downtown (CBD and Marina Bay)Central business district	Over 15 km	30 min or more	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

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.

Elevation chart

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

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 5,216 matched buy-and-sell pairs (March 1995 to October 2026), including the 5.7% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 5.7% recorded on completed sales here.

Median annualised return

3.8% p.a.

all 5,216 exits in district D27, winners and losers; 94.3% made money

OCR segment median

3.2% p.a.

87,845 exits island-wide, 87.8% profitable

D27 resalesOCR resales, all districts

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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.

6.1% p.a.middle of the 10 mapped, all exits3.8–7.4%slowest to fastest of the 10$526kmiddle project’s median gain, gross$1,323 psftheir middle average resale psf$1,690–1,910 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:6–10% a year3.2–6% (at or above the island median)This launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
Parc Life	2018	256	100.0%	7.4% p.a.	7.0y	$537k	$1,349
The Visionaire	2018	292	100.0%	7.3% p.a.	7.3y	$560k	$1,404
The Criterion	2018	245	100.0%	7.2% p.a.	6.9y	$491k	$1,296
Signature at Yishun	2017	225	100.0%	6.8% p.a.	6.8y	$453k	$1,271
The Brownstone	2017	275	100.0%	6.7% p.a.	7.5y	$515k	$1,436
Skypark Residences	2016	156	100.0%	5.5% p.a.	8.5y	$607k	$1,393
1 Canberra	2015	159	100.0%	4.7% p.a.	11.1y	$537k	$1,249
The Watergardens at Canberra	2024	83	100.0%	4.3% p.a.	4.0y	$238k	$1,453
Lilydale	2003	59	100.0%	4.0% p.a.	21.4y	$618k	$907
The Canopy	2014	95	100.0%	3.8% p.a.	13.2y	$454k	$1,132

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

Ahmad Ibrahim Primary School≤1km0.77 km (est.)≈ 12 min walkVacancies available · 2026 P1

2A 0.10×2B 0.00×2C 0.11×2C(S) 0.12×

Yishun Primary School≤1km0.89 km (est.)≈ 13 min walkVacancies available · 2026 P1

2A 0.51×2B 0.00×2C 0.39×2C(S) 0.93×

Jiemin Primary School1–2km1.06 km (est.)≈ 16 min walkVacancies available · 2026 P1

2A 0.13×2B 0.02×2C 0.31×2C(S) 0.24×

Sembawang Primary School1–2km1.14 km (est.)≈ 17 min walkHigh demand · 2026 P1

2A 1.00×2B 0.15×2C 1.36× • ballot SC <1km2C(S) —

Xishan Primary School1–2km1.34 km (est.)≈ 20 min walkModerate demand · 2026 P1

2A 0.33×2B 0.00×2C 0.44×2C(S) 1.73× • ballot SC 1–2km

Chongfu School1–2km1.41 km (est.)≈ 21 min walkVery high demand · 2026 P1

2A 0.92×2B 1.88× • ballot SC <1km2C 2.85× • ballot SC <1km2C(S) —

Wellington Primary School1–2km1.79 km (est.)≈ 27 min walkVery high demand · 2026 P1

2A 1.16× • ballot SC 1–2km2B 0.75×2C 1.89× • 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 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.