Project Specifications
| Developer | Oriental Pacific Development Pte. Ltd. |
|---|---|
| Location | Sembawang Road / Off Jalan Cherpen |
| District | D27 |
| Status | launching-soon |
| Total Units | 265 |
| TOP Year | 2029 |
| Starting PSF | Est. $1,420 |
Unit Mix & Estimation
| Unit Type | Size | Bedrooms | Starting Price | Est. Monthly |
|---|---|---|---|---|
| 3-Bedroom Classic | 880 - 950 sqft | 3 Bed | Est. $1.32M - $1.42M | — |
| 3-Bedroom Premium + Yard | 980 - 1,080 sqft | 3 Bed | Est. $1.45M - $1.60M | — |
| 4-Bedroom Deluxe | 1,180 - 1,320 sqft | 4 Bed | Est. $1.75M - $1.95M | — |
| 5-Bedroom Luxury | 1,450 - 1,600 sqft | 5 Bed | Est. $2.15M - $2.40M | — |
About Sembawang Road EC
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 status under the pre-May 2026 Government Land Sales (GLS) framework. As a grandfathered parcel, the development is fully exempt from the 10-year Minimum Occupation Period (MOP) restriction, retaining the standard 5-year MOP and 10-year full privatization timeline. This provides homeowners and upgraders with exceptional capital velocity and flexibility to monetize or rebalance their real estate portfolio five years ahead of new regime launches.
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.
Key Selling Points
- 5-Year MOP Grandfathered Status: Exempt from the 10-year MOP rule, allowing open-market resale to SC/PRs in Year 5 and full privatization in Year 10.
- Rare Low-Density Sanctuary: Low plot ratio of 1.4 (~265 boutique units, 5-8 storeys) ensuring unparalleled privacy and low foot traffic.
- Unblocked Landed & Nature Views: Directly adjacent to Sembawang Springs landed estate and bounded by Sungei Simpang Kiri Park Connector.
- Attractive $692 PSF PPR Land Cost: Competitive land basis provides developer pricing headroom and safety buffer for entry-level buyers.
- Rapid Transit & Corridor Link: Near Canberra MRT (NS12) direct to CBD and minutes to the future North-South Corridor (NSC).
- Full Upgrader Benefits: Upfront ABSD remission for Singapore Citizen upgraders and up to $30,000 CPF Housing Grants for first-timers.
Frequently Asked Questions
What is the monthly household income ceiling for purchasing an EC?
The HDB monthly household income ceiling for purchasing a new launch Executive Condominium (EC) is capped at $16,000. This includes the combined gross monthly income of all co-applicants.
Who is eligible to purchase a new launch EC?
To buy an EC, you must form a family nucleus under HDB's eligibility schemes (such as the Public Scheme or Fiance/Fiancee Scheme). At least one applicant must be a Singapore Citizen, and co-applicants must be Citizens or Permanent Residents.
Can I use CPF Ordinary Account savings for the EC purchase?
Yes, you can use your CPF Ordinary Account savings to pay the 15% downpayment, buyer's stamp duty, legal fees, and progressive monthly loan installments. To calculate CPF limits, check out our EC Affordability Calculator.
Sembawang Road EC Review: Rare 5-Year MOP & Low-Density Sanctuary in District 27
Comprehensive financial and investment breakdown of Sembawang Road EC by JBE Holdings ($692 psf ppr): 5-year MOP advantage, plot ratio 1.4, and upgrader guide.
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