Sembawang Road EC: what the land figures tell buyers
Prefer a smaller EC development in the north? The Sembawang Road site is worth keeping on your shortlist. HDB estimates about 265 homes, and the land was awarded for S$197.777 million, or about S$692 psf ppr. Here is how I would use those figures when comparing it with Wynwood Grand in Woodlands.
Published
13 Nov 2026
Last fact-checked
13 Nov 2026
Data period
Jan 2025 – Dec 2025
Reading time
3 min
What do the Sembawang Road EC land figures tell buyers?
The Sembawang Road EC site has an HDB-estimated yield of about 265 homes and was awarded to Oriental Pacific Development for S$197.777 million. The land figures explain the site’s starting position. A buyer’s budget should be built from the actual released home price and layout.
Key takeaways
HDB estimates about 265 homes on the 99-year Sembawang Road EC site.
Oriental Pacific Development was awarded the site for S$197,777,000.
That is about S$692 per sq ft per plot ratio: a land rate, not the price of a home.
Build your budget from the actual released home price and layout.
Data snapshot
Official figureTender price
S$197.777 million
Oriental Pacific Development
Official figureEstimated homes
265
HDB's estimate
CalculatedLand rate
S$692 psf ppr
Price ÷ maximum gross floor area
Evidence
A smaller project to explore
The site has an area of 18,967.2 sq m, a maximum gross floor area of 26,555 sq m and a 99-year lease. Oriental Pacific Development secured it for S$197,777,000. The eventual home count and layouts will come from the developer’s approved project particulars.
For buyers who prefer a smaller development, the estimated 265-home scale gives this site a reason to be considered. When the plans arrive, we can look at how the blocks, entrances and facilities are arranged. A smaller home count tells us the project scale; the site plan will show how that translates into daily living.
What the land rate tells us
The S$692 psf ppr figure comes from dividing the tender price by the maximum gross floor area converted into square feet. It gives us a factual starting point for the development’s land purchase.
A home’s selling price uses a different area basis and includes more than the land purchase. Construction, financing and other development costs also matter. I would use the land rate as context while preparing your budget around the eventual price of the home you want.
Analysis · opinion
Compare it with Woodlands using your own routine
If both locations work for you, put Sembawang Road alongside Wynwood Grand. Think about your journeys to work, where your parents live and the places the family visits each week. Then compare the bedroom type and total price once the details are available.
If you are choosing between Sembawang and Woodlands, start with the setting that suits your family’s week. The two sites also offer different project scales and land-cost starting points. Here is what we can put side by side now.
Comparing northern EC options: Sembawang Road and Wynwood Grand
What you can compare now
Sembawang Road EC
Wynwood Grand
Project scale
About 265 homes, HDB’s estimate. Worth exploring if you prefer a smaller development.
About 430 homes, according to CDL. Compare the eventual facilities and site layout alongside the home count.
Land-cost starting point
About S$692 psf ppr; tender price about S$197.8 million.
About S$782 psf ppr; land awarded in August 2025.
Launch planning
No launch date confirmed in the sources used for this article.
CDL targets the first quarter of 2027.
Home-price reference
No estimate presented in this article; use the developer’s prices when released.
My estimates are about S$1,830–S$1,900 psf, rather than prices announced by CDL.
Daily setting
Sembawang Road: compare the actual journeys your family makes each week.
Woodlands Drive 17, near Woodlands South MRT.
Land rates divide the tender price by the permitted gross floor area. They describe the land purchase, not the selling price of a home, and the two sites have different development parameters. The Wynwood range is my own estimate based on the last four EC launches used in my pricing analysis, not CDL’s price or a guarantee. Actual prices could be lower or higher. A lower land rate alone does not establish that the eventual homes will be cheaper or offer better value.
Sembawang Road gives you a smaller-project option to follow, while Wynwood offers a Woodlands location near the MRT and a clearer launch target. Keeping both on the shortlist lets you compare the actual homes when the plans and prices are released.
In the meantime, we can prepare the part that is personal to you: your bedroom requirement, financing, available funds and move window. If you own an HDB flat, working out its usable sale proceeds now will make the later comparison much more useful.
If Woodlands is also on your list, my Wynwood Grand page has the project details for the upcoming EC there.
Every purchase has its own risks. For anything that could apply to yours, speak to me directly.
Methodology
Information reviewed as at 13 November 2026. This article separates recorded facts, asking prices and the author’s comparison assumptions. Figures are rounded for display.
Land rate: S$197,777,000 ÷ (26,555 sq m × 10.7639104 sq ft per sq m) = about S$692 per sq ft per plot ratio (calculated).
psf ppr
Per square foot per plot ratio: the land price divided by the floor area the site is allowed to build.
General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
A flat has three different values: an estimate of what it may fetch, the value a bank accepts for its own loan, and HDB's valuation, requested by the buyers after an option is granted.
The EC sale and purchase agreement is in a form prescribed by the Executive Condominium Housing Scheme Regulations 2016, with one Payment Schedule; the regulations contain no deferred schedule.
Published 19 Oct 2026
Talk to James
Comparing the northern ECs?
WhatsApp me “Sembawang EC” with your preferred bedroom count and whether you own an HDB flat. I’ll help you compare the Sembawang and Woodlands options and prepare your purchase budget before the previews.
Your WhatsApp message will read: “Hi James, Sembawang EC: please help me compare the Sembawang and Woodlands options and prepare my budget. [sembawang-road-ec-land-figures-buyers]” Edit it before you send.
