Solano Grand: Bukit Panjang's first new EC in a decade, on $771 land.

Solano Grand is CDL's Executive Condominium at Senja Close in Bukit Panjang, District 23, with about 300 homes on a 99-year lease. CDL paid $771 psf ppr for the land in August 2025. Our estimated price is $1,820 to $2,050 psf. The e-application window opens on 8 January 2027, prices come out on 11 and 12 February, and booking day is targeted for 13 February 2027.

This review helps buyers gain clarity before the showflat opens. The estimated psf, the cost stack and the full data record also sit on our Solano Grand project page.

What do we know about Solano Grand so far?

Here are the preliminary details. The unit mix, floor plans and price list are not public yet.

Spread over about 300 homes, the floor space works out to roughly 1,090 sq ft each. That figure is post-harmonised, so it excludes air-con ledges, but it still counts lobbies and corridors. Read it as a sign of a family-sized mix, mostly three and four bedrooms, not as a unit size.

HDB's tender conditions add three details. CDL must build a childcare centre of at least 500 sq m on site, for about 100 children. A Chinese temple is proposed nearby, so CDL must screen or buffer it. And near Sembawang Airbase, HDB says to expect aircraft noise and vibration.

Is $771 psf ppr expensive for EC land?

It is near the top of the range. The table lists every EC site in our land-sale register with a tender closing from 2021.

Here are two findings. Solano Grand is the fourth most expensive of the 15. And the two older District 23 ECs, Lumina Grand and Altura in Bukit Batok, sat on land that cost 16% to 23% less.

CDL also beat every forecast. Before the tender, PropNex expected a top bid of $700 to $715 psf ppr and OrangeTee $600 to $680. CDL bid $771, 6.3% ahead of TID Residential in second place. The same day, it won the Wynwood Grand site by only about 0.5%. ERA counted about 1,774 larger HDB flats in Bukit Panjang, Choa Chu Kang and Bukit Batok reaching their MOP from 2022 to 2026, and no EC has been sold in Bukit Panjang since Blossom Residences.

What launch price does $771 psf ppr imply?

Land cost gives us an idea of what the starting price will be. Our cost model adds the rest.

Divide $518.4 million by 328,062 sq ft and the breakeven is about $1,580 psf ppr. We add the 15% to 30% margin band measured across 42 launched projects, which gives $1,820 to $2,050 psf (est.). Some of that margin is not profit. It pays for the difference between the floor area CDL buys and the smaller area it can sell.

A second method compares what recent EC launches charged against what their land cost.

Four of the five multiples point to about $1,835 to $1,900 psf, the lower part of our range; Altura is the outlier at $1,720. PropNex expects an average above $1,800 psf. None of these figures is developer-confirmed.

Private homes nearby set a ceiling. CDL's The Myst on Upper Bukit Timah Road has sold about 97% of its 408 homes at an average of about $2,061 psf, within 1% of our upper estimate. An EC usually sells at a clear discount to a private condo, so the lower half of our range looks likelier.

Which EC rules apply to Solano Grand?

The older ones. Senja Close's tender closed on 5 August 2025, before both of this year's EC changes.

• Five-year MOP. With keys around 2032 (est.), owners can sell from about 2037 (est.). EC sites tendered from May 2026 wait ten years.
• Fully private after ten years, around 2042 (est.), against fifteen for the newer sites.
• Deferred payment scheme still possible, if CDL offers it. Newer sites cannot.
• About 30% of units open to second-timers in the first month. Newer sites hold 90% for first-timers.
• $16,000 income ceiling. The $18,000 ceiling covers only EC sites whose tenders close from 24 August 2026.

Loans for an EC bought from the developer fall under the 30% Mortgage Servicing Ratio, which caps a $16,000 household at roughly $909,000 over 25 years. This article does not decide eligibility; check with HDB before you book. Our analysis of the 2026 EC framework explains what each rule does to cash flow and the exit date.

How do Bukit Panjang resale prices compare?

Solano Grand will likely command a premium over the older homes around it. The table covers private condos and ECs within about 1.7km that had matched resales in the past two years.

The premium depends on the neighbour. Hillion Residences, built over Bukit Panjang MRT and Hillion Mall, resold at a median of $1,780 psf, so our range sits 2% to 15% above it. Its many small units lift its psf. Against The Tennery and Hillsta, built a few years earlier, our range is 33% to 52% higher. Against Yew Mei Green, the nearest older EC, it is 71% to 93% higher. All six 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 is weaker than most. Across District 23, 10,206 of 13,146 recorded resales made money, or 77.6%, at a median of 1.9% a year. Across Singapore the share is 87.3%. The median loss in District 23 was about $93,000. Losses cluster in large projects from the late 1990s: Maysprings made money on only 519 of 930 sales. The newer projects did better. Mi Casa made money on 313 of 316 sales and Hillion Residences on 181 of 189.

Which primary schools are near Solano Grand, and who gets in?

Three are within 1km radius of the development, and six more within about 2km, on our straight-line estimates. The table shows Phase 2C results for the last two years.

West Spring, West View and Greenridge are the three schools within 1km, and none needed a Phase 2C ballot in either year. Greenridge and West View had the most room. West Spring, the closest, is the tight one: 59 applicants for 61 places in 2026, up from 40 in 2025. About 300 new households could change that within a few years.

The two schools in demand sit just under 2km away. South View Primary had 105 applicants for 44 Phase 2C places in 2026, and Bukit Panjang Primary 77 for 41. Both balloted among citizens living within 1km, so a Solano Grand family would have been outside that group. Kranji Primary, about 1.7km away, takes no Primary 1 pupils from 2025 to 2027 while it relocates.

Ballot results change every year. Check on MOE SchoolFinder or OneMap's school query before you rely on any figure here. Our study of school demand and new launches explains how these ratios move.

What is within walking distance today?

Food, an LRT station, two secondary schools and a polyclinic are all within about 11 minutes on foot. The large malls and the Downtown Line are a short LRT ride away.

The trade-off is the commute: every rail journey starts on the LRT, and the CBD is more than 15km away. The Jurong Region Line's first stage, from Choa Chu Kang, is officially targeted for 2028, and the Downtown Line extension to Sungei Kadut for 2035. Neither is likely to change your commute before keys.

Plus points for Solano Grand

• The older EC rules. A five-year MOP, privatisation at year ten and a possible deferred payment scheme.
• A rare launch in its own town. The first EC in Bukit Panjang since Blossom Residences.
• Three primary schools within 1km radius. West Spring, West View and Greenridge all took every Phase 2C applicant in 2025 and 2026.
• Food and care on foot. Senja Hawker Centre is about 4 minutes away and Bukit Panjang Polyclinic about 11 minutes, on our estimates.
• A childcare centre on site, for about 100 children, required by HDB's tender conditions.

Minus points for Solano Grand

• A large cash outlay at the income ceiling. A $16,000 household can borrow about $909,000. A 900 sq ft three-bedroom at our range costs about $1.64 million to $1.85 million (est.), leaving roughly $0.73 million to $0.94 million for cash and CPF.
• A small gap to nearby condos. Our lower estimate is only 2% above Hillion Residences' resale price. Buyers may opt for a comparable resale instead.
• A district record below the island average. 77.6% of District 23 resales made money, against 87.3% across Singapore.
• An LRT first, every time. Bukit Panjang MRT on the Downtown Line is two LRT stops away, and the CBD is more than 15km off.
• Aircraft noise and a temple nearby, both named in HDB's tender conditions.

Our affordability calculator, stamp duty calculator and progressive payment calculator show how the cash works stage by stage.

The short version

So what should you do with this?

• Plan around $1,820 to $1,900 psf as the likelier zone, and treat $2,050 as the top of our range.
• Work out your loan under the 30% MSR first. Then check what your HDB flat nets after the CPF refund and the outstanding loan.
• Get a bank's in-principle approval before the e-application opens on 8 January 2027, and visit Senja Close itself as well as the showflat in Sembawang.

Frequently asked questions

Sources & methodology

How we checked this

We reproduced the land price from the tender figures. HDB's tender conditions give a maximum floor area of 30,478 sq m. Multiply by 10.7639 to get 328,062 sq ft, divide CDL's $252.9 million bid by that, and you get $771 psf ppr. The same floor area on the 10,159 sq m site gives the plot ratio of 3.0. The second bid is derived from the 6.3% gap reported by ERA.

The unit count, launch dates and showflat location come from the developer's announcement, October 2026. Resale figures match each sale in URA caveat data to the earlier purchase of the same home, losses included. School distances are straight lines from OneMap map data. Walking times use 80m a minute with a 1.2 times routing allowance.

Where the figures come from

The site area, floor area and the childcare, temple and aircraft-noise conditions are from HDB's Additional Conditions of Tender for Senja Close. Tender dates and successful tenderers are listed in HDB's land tender results. The bids are as reported by EdgeProp, 99.co and ERA Singapore, and the pre-tender forecasts by EdgeProp. CDL's first-quarter 2027 target for both of its ECs is from its 1H 2026 results, as reported by EdgeProp. Rail dates are from LTA's pages on the Jurong Region Line and the Downtown Line Stage 2 extension.

The cost breakdown and breakeven are our own estimates from the PropertyInsider.sg cost model, explained in our pricing methodology. Earlier land prices are from our land cost tracker. School results are MOE Primary 1 registration figures compiled in our schools dataset. Resale and rent figures are our own compilation of URA caveat and lodged-rent data, also mapped on our resale returns map. The wider pipeline is in our GLS pipeline tracker, and CDL's other EC is covered on our Wynwood Grand page.

See the full Solano Grand project page