Solano Grand

The research read

Solano Grand is CDL's Executive Condominium at Senja Close in Bukit Panjang, District 23. About 300 homes are planned on a 99-year lease, around 370m from Jelapang LRT station. CDL won the land in August 2025 for $252.9 million, or $771 psf ppr. The e-application window runs from 8 to 19 January 2027. Prices are released on 11 and 12 February, and booking day is targeted for 13 February 2027. Completion is estimated around 2032 (est.).

Three things to take note. It is the first new EC in Bukit Panjang in over a decade. The last EC land sold in the town was the Segar Road plot in 2010, now Blossom Residences. Its tender closed on 5 August 2025, before the 2026 rule changes, so it keeps the five-year minimum stay and the $16,000 income ceiling. And it shares a launch window and a showflat with CDL's other EC, Wynwood Grand in Woodlands.

So what does $771 psf ppr force CDL to charge? How much does a household at the income ceiling need in cash? Is a fresh EC worth the gap over Bukit Panjang resale? And with about 300 new families arriving, will the three primary schools within 1km still have room? The unit mix, floor plans and price list are not public yet.

How did CDL win Senja Close at $771 psf ppr?

HDB put Senja Close up for tender in March 2025 and closed it on 5 August 2025. Five groups bid. CDL, through CDL Constellation Pte Ltd, came first at $252.9 million. TID Residential was second, 6.3% lower. By our arithmetic that second bid works out to about $238 million, or roughly $725 psf ppr.

We checked the headline. 30,478 sq m is 328,062 sq ft. Divide $252.9 million by that and you get $771.

The bid also beat the forecasts. When the site was launched, PropNex expected a top bid of $700 to $715 psf ppr and OrangeTee $600 to $680. CDL paid 8% more than the higher of those. A 6.3% lead over the next bidder is wide for an EC tender; at Wynwood Grand, closed the same day, CDL won by $1 psf ppr, about 0.2%. Part of the story is scarcity. No EC has launched in Bukit Panjang since Blossom Residences. And according to ERA, about 1,774 larger flats in Bukit Panjang, Choa Chu Kang and Bukit Batok reached their minimum stay between 2022 and 2026.

The floor area divided by about 300 homes is roughly 1,090 sq ft each. That is post-harmonised floor area, so it excludes air-con ledges but includes lobbies and corridors. It is not a unit size. It does suggest a mix led by three- and four-bedroom homes, which is normal for an EC.

From $771 psf ppr to an estimated $1,820–$2,050

Land cost gives us an idea of what the starting price will be. Solano Grand's land sits in the upper part of the EC ladder.

Inside District 23, the comparison is stark. CDL's own Lumina Grand, a few kilometres south in Bukit Batok, sat on land that cost $626 psf ppr in 2022. Solano Grand's land cost 23% more.

Our cost model puts the total development cost at about $518 million. Land is $252.9 million of that, or 49%. Construction adds about $149 million, professional fees and stamp duty $47 million, land financing $40 million and marketing $29 million. Spread over 328,062 sq ft, the estimated breakeven is $1,580 psf ppr. We add the 15% to 30% margin band that we use for every project on this site, which gives $1,820 to $2,050 psf (est.). Part of that margin is not profit. It covers the gap between the floor area CDL pays for and the smaller area it can sell. The working is set out in our pricing methodology.

The breakeven is a floor, not a forecast. CDL will find it hard to price far below $1,820 psf. But nothing makes it go near $2,050.

Why does Solano Grand keep the five-year MOP?

Two changes in 2026 split ECs into old and new. Senja Close's tender closed on 5 August 2025, so Solano Grand sits on the older side of both.

For most buyers the first row matters most. If keys come around 2032 (est.), an owner can sell on the open market from about 2037 (est.) and to anyone from about 2042 (est.). On a similar build time, a Canberra Drive EC buyer waits until the 2040s. The ceiling is the catch. A household earning $16,500 a month can buy a newer EC but not this one. Our analysis of the 2026 EC framework covers each change in full.

HDB also bars EC developers from selling until 15 months after the land award. For an award on 26 August 2025, that date falls in late November 2026. The February 2027 booking day is therefore CDL's choice of timing, not a rule.

Jelapang LRT at the gate, the Downtown Line two stops on

• Jelapang (BP12), Bukit Panjang LRT: about 0.37km in a straight line, roughly 6 minutes on foot (est.). Verify the route on OneMap.
• Senja (BP13): about 0.70km, roughly 11 minutes on foot (est.), and one LRT stop away.
• Bukit Panjang (DT1), Downtown Line: two LRT stops, or about 1.2km in a straight line. The Downtown Line runs through Beauty World, Botanic Gardens, Newton and Bugis to the city.
• Choa Chu Kang (NS4): the other end of the LRT loop, for the North-South Line, about 2km away.
• Roads: the Bukit Timah Expressway and the Kranji Expressway are both a short drive away, with Woodlands Road running past the estate.

The LRT is the weak point. Every rail trip starts with a light-rail leg and a change of train. On our drive model, the CBD is more than 15km away, at 45 minutes or more off-peak. Woodlands Regional Centre and Jurong Lake District are each 5 to 10km away, at 20 to 30 minutes.

Two rail projects within reach, both years away

• Jurong Region Line: its first stage, which starts at Choa Chu Kang, is officially targeted for 2028, according to LTA. It links the LRT loop to Tengah, Jurong and Boon Lay.
• Downtown Line extension: about 4km north from Bukit Panjang to a new interchange with the North-South Line at Sungei Kadut. A second new station sits near Sungei Kadut Avenue. LTA announced the alignment in January 2025 and targets 2035.
• The Rail Corridor, about 1.85km away, already runs as a 75-hectare green spine through the west. A park connector is safeguarded along the site's own northern boundary.

Bukit Panjang is a mature town. Neither line changes the daily trip from Senja before keys. The Jurong Region Line arrives first and helps west-bound trips. The Downtown Line extension is a 2035 item. A buyer who would not buy without it should wait for firmer dates.

Three primary schools within 1km, all with Phase 2C room in 2026

Three primary schools are within 1km radius of the development on our schools dataset. They are West Spring Primary at about 0.44km, West View Primary at about 0.64km and Greenridge Primary at about 0.72km. These are straight-line distances from OneMap map data. MOE measures from the registered home address on its own basis, so confirm each school on MOE SchoolFinder or OneMap's school query.

Being within 1km puts a child in the front group if a school ballots. It does not promise a place. At all three schools inside 1km, there was no ballot to enter in 2025 or 2026. West Spring is the one to watch. In 2026 it had 59 Phase 2C applicants for 61 places, and about 300 new households are coming next door. The schools in demand are further out. South View had 105 applicants for 44 places in 2026, and Bukit Panjang Primary 77 for 41. Kranji Primary, about 1.7km away, takes no Primary 1 pupils from 2025 to 2027 while it relocates. Results move every year; our study of school demand and new launches shows how.

Daily needs are close by. Senja Hawker Centre, with 28 cooked-food stalls, is about 0.26km away. West Spring Secondary and Zhenghua Secondary are within about 0.4km. Greenridge Shopping Centre is about 0.6km away and Bukit Panjang Polyclinic about 0.74km. Senja-Cashew Community Club and its ActiveSG sport centre are about 0.9km away. For larger malls, Junction 10, Bukit Panjang Plaza and Hillion Mall are each 1.0 to 1.2km away, a short LRT ride.

How far above Bukit Panjang resale is $1,820 psf?

Solano Grand will likely command a premium over the older homes around it. How large depends on which neighbour you pick.

Hillion Residences is the closest match on age and setting, built over Bukit Panjang MRT and Hillion Mall. Our range sits only 2% to 15% above its recent resale prices, though Hillion's many small units lift its psf. Against The Tennery, the gap is 35% to 52%. All six projects are pre-harmonised. Their floor area included spaces such as air-con ledges, so on today's basis their psf would read a few percent higher.

The district record needs saying plainly. Across District 23, 11,517 of 14,458 recorded resales made money, or 79.7%, at a median of 2.2% a year. That is well below the 88.0% across Singapore, even after nine older ECs were added to our records in October 2026 (their record starts in 2021). The median loss was about $93,000. Losses cluster in large late-1990s projects such as Maysprings and Northvale, where roughly four sales in ten lost money. The newer projects in the table did better: Hillion Residences made money on 181 of 189 sales.

A rental case that only starts around 2037

During the five-year minimum stay, an owner may rent out rooms but not the whole flat, and may not buy another home. So any rental case begins around 2037 (est.). The nearest benchmarks are lodged rents. Hillion Residences averages about $4.78 psf a month over 1,906 contracts, The Tennery about $3.39 over 1,785, and Hillsta about $3.50 over 1,348. Against an entry of $1,820 to $2,050 psf, that is a gross yield of roughly 2% to 3%, before tax, fees and empty months. Solano Grand is a home first. Investors should run their own sums through our new launch ROI calculator.

Who Solano Grand suits, and who should look elsewhere

It fits a Bukit Panjang, Choa Chu Kang or Bukit Batok family whose HDB flat has passed its minimum stay. Many will want to stay near parents and schools. It fits second-timer households, who can still take up to about 30% of units here and will get far fewer at newer ECs. It fits buyers who like a mature town with a hawker centre at the door and three primary schools within 1km. And it fits anyone who can live there until about 2037 (est.).

It does not fit a household earning above $16,000 a month, which cannot apply. It does not fit someone who needs a fast commute to the CBD on a single train line. Nor does it suit a buyer whose deposit is only HDB sale proceeds with no other savings, for reasons the next section explains.

What a $16,000 household can borrow, and the cash it leaves

To buy an EC you need at least one Singapore Citizen applicant and an eligible family nucleus. Average gross household income must be no more than $16,000 a month. Applicants must not own private property, and HDB flat owners must sell within six months of collecting the EC keys. Check every condition with HDB before you book; this page does not decide eligibility.

The binding limit is usually the Mortgage Servicing Ratio. For an EC bought from the developer, monthly home-loan repayments are capped at 30% of gross income, tested at 4%. That is stricter than the 55% total debt cap on private homes. At the $16,000 ceiling, 30% is $4,800 a month, which supports a loan of roughly $909,000 over 25 years.

Take a 900 sq ft three-bedroom at our range: about $1.64 million to $1.85 million (est.). Subtract the $909,000 loan and roughly $0.73 million to $0.94 million must come from cash and CPF. Buyer's Stamp Duty adds about $52,000 to $62,000. For most upgraders, the HDB sale fills that gap. If CDL offers the deferred payment scheme, it buys time to sell the flat first. Our affordability calculator, stamp duty calculator and progressive payment calculator work through each stage. Our guide to selling an HDB to buy a new launch covers the order of events. Get a bank's in-principle approval before 8 January, and test the repayment at a rate above today's.

Plus points for Solano Grand

• The older EC rules. A five-year minimum stay, full privatisation at year ten and a possible deferred payment scheme, none of which ECs tendered from May 2026 get.
• Scarce supply in its own town. The first EC in Bukit Panjang since land for Blossom Residences was sold in 2010.
• Schools with room. West Spring, West View and Greenridge Primary are all within 1km radius, and none balloted at Phase 2C in 2025 or 2026.
• Daily needs on foot. A hawker centre about 4 minutes away, an LRT station about 6 minutes away and a polyclinic within about 11 minutes, all estimates.
• A childcare centre on site. HDB's tender conditions require one of at least 500 sq m, for about 100 children, run for at least ten years.
• A developer that has sold here before. CDL's The Myst nearby has sold about 97% of its homes. Its Lumina Grand EC in Bukit Batok sold at an average of about $1,515 psf on our records.

Minus points for Solano Grand

Each card rates a risk and then gives the best case against it.

• HighA large cash share at the income ceilingA $909,000 loan cap against a $1.64–$1.85 million three-bedroom (est.) leaves 45% to 51% of the price for cash and CPF. The counter-argument: most buyers here will be upgraders with HDB equity, and a deferred payment scheme, if offered, gives them time to sell.
• ModerateA thin gap to private homesOur upper estimate of $2,050 is within 1% of The Myst's average. Our lower estimate is only 2% above Hillion Residences' recent resale prices. The counter-argument: the land-cost multiples and PropNex both point to the lower half of our range. At $1,835 to $1,900, the gap is wider.
• ModerateA weaker district resale record79.7% of recorded District 23 resales made money, against 88.0% across Singapore, with a median loss of about $93,000. The counter-argument: the losses sit mainly in large late-1990s projects, while the newer Hillion Residences made money on 181 of 189 sales.
• LowTwo CDL ECs launching togetherCDL has said Wynwood Grand and Solano Grand both target the first quarter of 2027, sold from one showflat. The counter-argument: the two sit in different towns, about 5km apart, and will mostly draw different upgraders.
• LowAircraft noise and a temple next doorHDB's tender conditions say to expect aircraft noise and vibration from Sembawang Airbase. They also note a proposed Chinese temple nearby. The counter-argument: the same conditions make CDL design around the temple with screening or buffers. Thousands of HDB households already live here.

E-application, price release, booking day

1. Mar 2025Senja Close offered for tenderAn EC site on the 1H 2025 Government Land Sales programme, about 295 homes.
2. 5 Aug 2025Tender closes, CDL on top$252.9 million, $771 psf ppr, from five bids; 6.3% above the next.
3. 26 Aug 2025Land awardedThe 15-month no-sale period starts.
4. 8 May 2026EC rules tightened for later sitesSolano Grand keeps the five-year stay because its tender closed earlier.
5. Oct 2026Launch dates releasedAbout 300 homes; joint showflat with Wynwood Grand near Sembawang MRT.
6. 8–19 Jan 2027E-application windowEligible households apply during this window.
7. 11–12 Feb 2027Price releaseThe price list against our $1,820–$2,050 psf range (est.).
8. 13 Feb 2027 (target)Booking dayTake-up on the day is the demand signal to watch.
9. 2028 (target)Jurong Region Line, first stageFrom Choa Chu Kang, at the far end of the LRT loop.
10. 2032 / 2037 / 2042 (est.)Completion, MOP, privatisationKeys, then open-market resale after five years, then sale to any buyer after ten.

Where we land on Solano Grand

Solano Grand asks an estimated $1,820 to $2,050 psf. For that, a family gets a new EC in a mature town under the older five-year EC rules. Three primary schools are within 1km and a hawker centre is at the door. In exchange, it pays a premium over most Bukit Panjang resale and takes an LRT leg on every rail trip. At the income ceiling, it funds roughly half the price in cash and CPF. It suits a west-side upgrader with real HDB equity who plans to stay until about 2037. It does not suit anyone earning over $16,000 a month or anyone who needs rental income soon.

Watch two figures. The first is the price list on 11 and 12 February against about $1,835 to $1,900 psf, where the land-cost multiples point. The second is take-up on 13 February, which shows how deep the upgrader pool really is. We will update this page at each step. For wider context, see our Solano Grand review, the Wynwood Grand page, the GLS pipeline tracker and the land cost tracker.

Solano Grand in eight lines

• About 300 EC homes by CDL, 99-year lease, Senja Close, Bukit Panjang (D23, OCR).
• Land: $252.9 million, $771 psf ppr, top of five bids in August 2025.
• Estimated breakeven $1,580 psf ppr; indicative price $1,820–$2,050 psf (est.), not developer-confirmed.
• Older EC rules: five-year MOP, privatisation at year ten, $16,000 income ceiling.
• E-application 8–19 January 2027; prices 11–12 February; booking day 13 February 2027 (target).
• Jelapang LRT about 370m away; Bukit Panjang MRT on the Downtown Line two LRT stops on.
• West Spring, West View and Greenridge Primary within 1km; none balloted at Phase 2C in 2026.
• At the income ceiling the loan tops out near $909,000, so plan for about half of a three-bedroom in cash and CPF.

Sources: HDB Additional Conditions of Tender for the land parcel at Senja Close (site area, floor area, childcare centre, temple and aircraft-noise clauses); tender results for Senja Close (EC) as reported by EdgeProp, 99.co and ERA Singapore, August 2025, and pre-tender analyst forecasts reported by EdgeProp, March 2025; CDL's 1H 2026 results as reported by EdgeProp, 13 August 2026 (1Q 2027 launch target); the developer's launch announcement of October 2026 (unit count, e-application, price release and booking dates, showflat location); LTA on the Jurong Region Line and the Downtown Line Stage 2 extension; Ministry of National Development EC measures of 8 May 2026 and the National Day Rally income-ceiling changes of 23 August 2026; HDB EC eligibility conditions and MAS MSR rules as at October 2026; MOE Primary 1 registration results compiled in our schools dataset; our own land-sales, cost-model, amenities, URA caveat and lodged-rent datasets. Figures marked (est.) are estimates and may change at launch; no price list has been released. Past performance of nearby projects does not predict future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication; the publisher's related interests are disclosed in our editorial policy.

Page history

• 20 Oct 2026 — Correction: CDL's winning margin at Wynwood Grand, closed the same day, is $1 psf ppr (about 0.2%), as reported by EdgeProp, not about 0.5%. No Solano Grand figure changed.
• 13 Oct 2026 — District 23 resale record refreshed after nine older executive condominiums, including Sol Acres and Wandervale, were added to our resale dataset: 79.7% of 14,458 exits profitable (was 77.6% of 13,146), against 88.0% island-wide. The new ECs carry only sales since October 2021. Rating and range unchanged.
• 11 Oct 2026 — In depth write-up published on the day CDL's launch dates for Solano Grand were released: about 300 homes (the tender estimate was about 295), e-application 8–19 January 2027, price release 11–12 February and booking day 13 February 2027, with a joint showflat near Sembawang MRT. Covers the five-bid tender, the EC land ladder, the breakeven-to-range walk ($1,580 psf ppr to $1,820–$2,050 psf), the older EC rules, the LRT and two future rail projects, 2025 and 2026 Phase 2C results for nine schools, a Bukit Panjang resale table, the MSR cash gap and the showflat map.
• Next scheduled update — the price list on 11–12 February 2027, then booking-day take-up on 13 February.

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