Sembawang Road EC
By Oriental Pacific Development Pte. Ltd.
Sembawang Road EC is a rare low-density boutique Executive Condominium (~265 units) off Jalan Cherpen in District 27 by JBE Holdings. Governed under the pre-May 2026 EC rules, it features the standard 5-year MOP advantage and DPS eligibility near Canberra MRT.
Direct Developer Access · Early Bird Incentives
From Est. $1.32M - $1.42M
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A Once-in-a-Generation Opportunity
Sembawang Road EC offers subsidized luxury living, full condominium facilities, and strong capital appreciation potential under Singapore's proven Executive Condominium framework.
Prime Location & Transit
Canberra MRT (NS12) with convenient access to expressways, daily amenities, and shopping malls.
Strong Investment & ROI
Subsidized developer pricing with significant safety buffer against neighbouring private condominiums.
5-Year MOP Advantage
On land tendered before 8 May 2026, so it keeps the 5-year MOP and DPS eligibility, providing flexible capital turnaround and financing peace of mind.
Sembawang Road EC at a Glance
Project Details
Why Register Now?
Priority Balloting
VVIP registrants get first pick before public launch
Early-Bird Pricing Advantage
Secure units at launch prices before demand drives PSF up
EC Policy Framework
5-year MOP & DPS eligibility (land tendered before 8 May 2026)
Limited Supply
265 units for thousands of eligible upgraders in D27
Priority Waitlist: Register your interest to receive official tender outcomes, developer bid announcements, floor plans, and showflat updates as soon as they are released.
Key Milestones for Sembawang Road EC
Everything Within Reach
Sembawang Road EC is strategically positioned for maximum convenience — MRT, schools, shopping, and nature all within minutes.
- Canberra MRT (NS12)
- Bus services available
- Major expressway access
- Ahmad Ibrahim Primary School (within 1km)
- Yishun Primary School (within 1km)
- Xishan Primary School (within 2km)
- Chongfu School (approx. 2km)
- Sembawang Primary School (within 2km)
- Ahmad Ibrahim Secondary School
- Yishun Town Secondary School
- Shopping malls nearby
- Supermarkets
- Food centres
- Parks nearby
- Sports facilities
- Community clubs
Available Units at Sembawang Road EC
3-Bedroom Classic
3-Bedroom Premium + Yard
4-Bedroom Deluxe
5-Bedroom Luxury
Price & Monthly Mortgage Breakdown
Based on MAS 75% loan-to-value ceiling, 30-year loan tenure at 3.5% p.a., subject to 30% MSR.
Sembawang Road EC Project Specifications
Detailed specifications will be available soon. Register your interest to receive updates.
About Sembawang Road EC: Location, Amenities, Schools & Surrounding Property Prices
Sembawang Road EC is an exclusive boutique Executive Condominium development nestled along Sembawang Road off Jalan Cherpen in District 27. Secured by Oriental Pacific Development Pte. Ltd. at a competitive land rate of $692 psf ppr ($197.777 million), the project stands as one of the most distinctive residential launches in Singapore's North Region.
A defining feature of Sembawang Road EC is its governance under the pre-May 2026 EC rules. Homeowners enjoy the standard 5-year Minimum Occupation Period (MOP) and 10-year full privatization timeline alongside Deferred Payment Scheme (DPS) eligibility. This provides homeowners and upgraders with exceptional capital velocity and flexibility to monetize or rebalance their real estate portfolio after just 5 years.
Featuring a low Gross Plot Ratio of 1.4 and building heights capped at around 40m–45m SHD (5 to 8 storeys), Sembawang Road EC yields only ~265 exclusive residential units. This contrasts sharply with high-density megaprojects exceeding 600–1,000 units. Residents will enjoy unblocked views overlooking the tranquil Sembawang Springs landed housing enclave and immediate access to the scenic Sungei Simpang Kiri Park Connector.
Connectivity is effortless, with Canberra MRT Station (NS12) on the North-South Line situated within comfortable walking distance or a 2 to 3-minute feeder ride, delivering direct train rides to Orchard, City Hall, and Marina Bay. Motorists benefit from direct access to Sembawang Road, SLE, CTE, TPE, and the upcoming North-South Corridor (NSC), which will significantly cut peak-hour travel times to downtown Singapore.
Surrounding community amenities include Bukit Canberra—a 12-hectare integrated sports, polyclinic, and hawker centre hub—as well as Canberra Plaza, Sembawang Shopping Centre, and Sun Plaza. Families with school-going children are well served by Ahmad Ibrahim Primary and Yishun Primary within 1km, alongside renowned institutions like Chongfu School within 2km.
Eligible first-timer Singapore Citizen households can tap into up to $30,000 in CPF Housing Grants, while HDB upgraders enjoy automatic upfront ABSD remission with Deferred Payment Scheme (DPS) eligibility. Prospective buyers can explore our EC buyer guide and calculate borrowing power under the 30% MSR cap via the EC affordability calculator.
Want the full project brochure & pricing analysis?
Receive the latest tender updates, floor plans, and financial cash-flow simulations from Jeffery Ng.
Why Buyers Choose Sembawang Road EC
EC vs Resale Condo: Which Is Right for You?
Understanding the key differences helps you make the right decision for your family and financial goals.
Executive Condominium (EC)
- CPF Housing Grant up to S$30,000 for first-timers
- Lower entry price vs comparable private condos
- Deferred Payment Scheme (DPS) & Normal Progressive Payment available
- 5-year MOP then 10-year full privatisation (land tendered before 8 May 2026)
- Subsidised pricing with full condo facilities
- Brand-new construction with developer warranty
- Eligible under prevailing EC household income ceiling
Best for: HDB upgraders and first-timer families seeking subsidised private housing with strong capital appreciation.
Resale Private Condo
- Immediate occupancy — no construction wait
- No income ceiling restriction
- No MOP — rent out or sell immediately
- Can be purchased by singles and foreigners
- Established neighbourhood and mature amenities
- See actual unit before purchase
- Negotiate price directly with seller
Best for: Buyers who need immediate move-in or are above the EC income ceiling.
Not sure which is right for you?
Jeffery offers free, no-obligation consultations to help you decide.
Frequently Asked Questions About Sembawang Road EC
The expected Temporary Occupation Permit (TOP) for Sembawang Road EC is 2029. Please register for updates to receive the latest timeline information.
The nearest MRT station is within walking distance. Please refer to the location map above or contact us for exact walking time estimates.
Buyers need to pay a 5% cash booking fee, with the remaining 15% payable via CPF OA or cash. Please contact us for a detailed financial breakdown based on your chosen unit type.
Have more questions?
Contact Jeffery for instant answers.
Jeffery Ng, Huttons Asia
CEA Registered Salesperson (R050136D) specialising in Executive Condominiums. I work directly with CDL's sales team to get my clients priority access, exclusive pricing, and their preferred units. My job is simple: get you the unit you want at the best possible terms.
Jeffery Ng
Associate Division Director · Huttons Asia
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Important Disclaimer
All property information, images, renderings, floor plans, pricing, and specifications displayed on this page are provided by the respective developers for illustration purposes only and do not constitute any offer, representation, or warranty of any kind. Huttons Asia Pte Ltd (CEA Licence No. L3008899K) holds no legal responsibility for any inaccuracies, omissions, or changes to the information provided. All materials, finishes, and specifications are subject to the developer's discretion and may change without prior notice. Floor areas are approximate and subject to final survey. Pricing is indicative and subject to change. Prospective buyers should conduct their own due diligence and verify all details directly with the respective developers before making any property-related decisions.