Sembawang Residences – Residences Project

Unit Types & Floor Plans

Five Unit Types.

One Sembawang Address.

Explore the unit types at Sembawang Road EC — from compact 1-bedroom layouts to family-sized 5-bedroom configurations. An Executive Condominium by Oriental Pacific Development (JBE Holdings), positioned in Sembawang’s quieter low-density corridor and serving Northern Singapore’s HDB upgrader pipeline. Detailed floor plans and pricing released to registered preview members.

Preview Registration is

Now Open

Public Launch

Dec 2026

2 Bedroom

Versatile Mid-Format

Ideal for Couples, Young Families. Dual purpose Investors

3 Bedroom

Family-sized

Ideal for HDB Upgraders. Small-to-Mid-sized families

4 Bedroom

Premium Family

Ideal for Growing Families. Multi-generational Households

5 Bedroom

Premium | Limited

Ideal for Large Families. Premium-stack Own-Stay buyers

Unit Type 02

2 Bedroom

Compact upgrader · Entry-tier EC

The 2-bedroom at Sembawang Road EC is the development’s entry-tier format — designed for young couples upgrading from HDB in Yishun, Sembawang, and the broader Northern corridor, or first-time private buyers entering the EC market with a measured starting position.

Investment Qualities

The 2-bedroom sits at the most affordable price point in the development — typically the format with the strongest absolute pricing advantage over comparable private condos in Northern Singapore. For first-time buyers, this is where the EC value case shows up most clearly: a brand-new private-condo-quality home at a meaningfully lower entry price than the equivalent private launch in the area. The structural EC appreciation arc applies in full: subsidised launch pricing closes the gap with private comparables at the 5-year MOP mark and again at the 10-year full-privatisation mark, when the unit becomes saleable to foreign buyers and trades as a fully private condo. As JLD’s employment base scales, expanded white-collar employment draws professional couples and small families who self-select into MRT-adjacent residential — exactly the position Lucerne Grand occupies.

Lifestyle & Amenities Qualities

For young couples, the 2-bedroom layout maps onto a specific Sembawang upgrader life pattern: a master bedroom plus a flexible second room (guest room, study, nursery, child’s room), with the suburban quiet of Sembawang’s low-density corridor and bus connections to Canberra MRT for onward Singapore-wide access. The trade-off is honest: this is not a destination-amenity EC like the integrated regional centres. What it offers instead is space, quiet, and suburban character at the most affordable EC entry point — for buyers who actively prefer the quieter corner of the north.

Resale Market Demand

2-bedroom EC resale operates on a specific timeline. From year 5 (MOP), the unit becomes saleable to Singaporeans and PRs — the segment that typically drives the first post-MOP demand wave. From year 10, the unit fully privatises and becomes saleable to foreigners, which historically triggers a second pricing step-up. For 2-bedroom buyers in Sembawang specifically, this dual-stage exit window is reinforced by a meaningful structural tailwind: approximately 3,500 HDB flats in the Yishun and Sembawang area are projected to reach their MOP between 2026 and 2029 — a measurable own-stay buyer pool entering the upgrader pipeline exactly as Sembawang Road EC reaches its MOP and full-privatisation milestones. In JLD’s transformation arc, 2-bedroom inventory in MRT-adjacent developments tends to be among the most contested formats in the resale market.

Ideal Buyer Profile

Upgrader Profile

Young Northern upgraders · Small families

Buyer Stage

First-time private buyers

Released on

Registration

Detailed floor plans, exact unit sizes, and stack-specific orientations are released to registred preview members closer to launch.

Unit Type 03

3 Bedroom

Family-sized · The EC mainstream

The 3-bedroom is Sembawang Road EC’s primary family upgrader product — the configuration that maps most directly onto the typical HDB-to-EC upgrade journey in Northern Singapore. For families with school-age children currently in Yishun or Sembawang HDB estates, this is where the EC value case combines most strongly with family-sized living.

Investment Qualities

3-bedroom EC inventory historically demonstrates the strongest demand pattern in the EC market because it serves the broadest cross-section of upgrader households. The subsidised entry pricing — meaningfully below comparable private 3-bedroom condos in the Northern corridor — is the structural value advantage that closes over the MOP and full-privatisation arc. Sembawang Road EC compounds this with a measurable structural tailwind: approximately 3,500 HDB flats in the Yishun and Sembawang area are projected to reach their MOP between 2026 and 2029. That’s a known own-stay buyer pool entering the upgrader pipeline within the exact window when Sembawang Road EC is reaching its MOP — and again at its full-privatisation mark.

Lifestyle & Amenities Qualities

For HDB upgrader families, the 3-bedroom at Sembawang Road EC offers a daily-life pattern that compounds over the MOP period and beyond: suburban quiet in one of Sembawang’s lower-density pockets, family-oriented schools nearby (Sembawang Primary, Sembawang Secondary, Wellington Primary, Naval Base Primary & Secondary), and bus connections to Canberra MRT, Sun Plaza, Canberra Plaza, and Sembawang Shopping Centre. The 3-bedroom format accommodates the typical EC family life-stage — parents working, one or two school-age children, occasional grandparent visits. The Bukit Canberra integrated community hub and Sembawang Park sit within the broader corridor, providing genuine green and community amenity at a more measured pace than denser town centres.

Resale Market Demand

3-bedroom EC inventory is the most contested format in the EC resale market — full stop. From year 5 (MOP), the unit becomes saleable to Singaporeans and PRs, which captures the natural Northern Singapore HDB-upgrader pipeline replenishing demand. From year 10, the unit fully privatises and competes with comparable 3-bedroom private condos on equal footing — typically at the strongest resale step-up the EC will experience. The MOP wave from Yishun and Sembawang HDB estates provides a specific structural foundation for this exit pool that few other ECs in Singapore can claim with the same numerical specificity.

Ideal Buyer Profile

Upgrader Profile

Yishun & Sembawang upgrader families

Buyer Stage

First-time private buyers

Released on

Registration

Detailed floor plans, exact unit sizes, and stack-specific orientations are released to registred preview members closer to launch.

Unit Type 04

4 Bedroom

Premium family · Multi-generational

The 4-bedroom is Sembawang Road EC’s premium family configuration — designed for larger HDB upgrader families, households with elderly parents, or multi-generational living arrangements at scale. Inventory is structurally limited in a ~265-unit development, making this the most stack-sensitive EC unit type to evaluate.

Investment Qualities

4-bedroom EC units operate by different market dynamics than smaller formats. The buyer pool is narrower — predominantly larger upgrader families committed to long-term own-stay — but demand is structurally more inelastic. These buyers know exactly what they need and rarely substitute downward. The EC value case is particularly compelling at this format. Comparable 4-bedroom private condos in Northern Singapore price meaningfully higher than EC equivalents, which makes the subsidised entry the difference between affording the unit and not. Limited inventory in a 265-unit development further tightens the resale position at the MOP and full-privatisation marks.

Lifestyle & Amenities Qualities

4-bedroom buyers at Sembawang Road EC are typically households running multiple parallel needs: parents working, children at different school stages, grandparents resident or visiting. The layout — multiple bedrooms, separated living/dining zones, family-sized kitchen with utility — is built for households where everyone needs personal space within the same home. The development’s suburban low-density character matters more at this format. For multi-generational families committed to long-term ownership, the quieter corner of Sembawang offers a residential rhythm that denser town centres can’t replicate — and at EC entry pricing, this is a configuration that’s structurally unavailable in equivalent private launches.

Resale Market Demand

4-bedroom EC resale operates on a longer timeline than smaller units. Time-to-sale is longer because the qualified buyer pool is narrower — but pricing is the most resilient of all EC unit types. These buyers know what they want and pay accordingly. At Sembawang Road EC specifically, 4-bedroom resale benefits from the structural scarcity of premium EC inventory in this corridor and the Northern Singapore upgrader pipeline replenishing demand at exit. Both contribute to long-term resale liquidity for this premium family format.

Ideal Buyer Profile

Upgrader Profile

Larger families · Multi-generational

Buyer Stage

First-time private buyers

Released on

Registration

Detailed floor plans, exact unit sizes, and stack-specific orientations are released to registred preview members closer to launch.

Unit Type 05

5 Bedroom

Premium configuration · Limited inventory

The 5-bedroom is Sembawang Road EC’s premium configuration — designed for multi-generational upgrader families at scale who want a fully family-sized footprint in Sembawang’s quieter residential corridor. Inventory in this format is structurally limited.

Investment Qualities

5-bedroom EC units operate by different market dynamics than smaller formats. Buyers are deeply qualified, decade-plus committed, and largely indifferent to short-cycle pricing movements. Limited inventory in this configuration is itself a structural feature — at an EC of this scale, 5-bedroom counts are typically a small fraction of total units. The structural EC appreciation arc applies in full, with one additional consideration: 5-bedroom units historically demonstrate the most resilient pricing at the 10-year full-privatisation mark, when the unit becomes saleable to foreigners. For a premium-format unit in Northern Singapore’s suburban corridor with a structural HDB upgrader pipeline behind it, the year-10 exit pool is broader than the EC market baseline.

Lifestyle & Amenities Qualities

5-bedroom buyers at Sembawang Road EC are typically multi-generational households where daily life involves multiple simultaneous needs: parents working, children at different school stages, grandparents resident with their own quarters. The layout — multiple bedrooms, separated living/dining zones, family-sized kitchen with utility — is built for households where everyone needs personal space within the same home. The suburban Sembawang location carries particular weight for this buyer profile. Lower-density character, quieter residential setting, family-oriented schools nearby (Sembawang Primary, Sembawang Secondary, Wellington Primary, Naval Base Primary & Secondary), and Bukit Canberra integrated hub within reach. Premium 5-bedroom stacks at higher floors with the Sembawang corridor’s open outlook add distinctive view positioning to the family-sized footprint.

Resale Market Demand

5-bedroom EC resale operates on a different timeline than smaller units. Time-to-sale is longer because the qualified buyer pool is smaller, but pricing is more resilient — these buyers know what they want and pay accordingly. From year 5 (MOP), the unit becomes saleable to Singaporeans and PRs. From year 10, the unit fully privatises and becomes saleable to foreigners, opening the broadest possible buyer pool. For Sembawang Road EC specifically, 5-bedroom resale benefits from the structural Northern HDB upgrader pipeline (~3,500 HDB MOP units in Yishun and Sembawang reaching MOP between 2026 and 2029) — a measurable demand pool of family households at exactly the household-size milestone where a 5-bedroom EC becomes the natural upgrade target.

Ideal Buyer Profile

Upgrader Profile

Multi-generational families at scale

Buyer Stage

Premium-stack family buyers

Released on

Registration

Detailed floor plans, exact unit sizes, and stack-specific orientations are released to registred preview members closer to launch.

EC vs Private Condo

Why HDB Upgraders

Choose EC Over Private Condo?

For first-time private buyers comparing Sembawang Road EC against fully private condo alternatives, six practical differences usually decide the choice.

New Launch

Sembawang Road

Subsidised entry, full private quality

Executive Condominium

Subsidised entry pricing

CPF Housing Grant eligibility

Full private-condo facilities

MOP-to-private appreciation arc

At year 5, the unit becomes saleable to Singaporeans and PRs. At year 10, the unit fully privatises and competes with private condos on equal pricing terms.

Brand-new at private-condo quality

First-time buyer focused

EC eligibility prioritises first-time households, with the income ceiling specifically designed for HDB upgrader profiles. The system is built around your buyer segment.

Resale

Higher entry, fewer constraints

Private Condo

Market-rate pricing

No CPF Housing Grant

Private condo purchases do not qualify for the CPF Enhanced Housing Grant. The upfront affordability gap is felt directly.

No eligibility constraints

No income ceiling, no citizenship restriction, no MOP — but for first-time HDB upgraders, these constraints are typically not binding anyway.

Immediately rentable

Same facilities, higher cost

Saleable to foreigners from day one

Eligible for foreign buyers immediately — but in practice, EC units also reach this status after the 10-year full-privatisation mark.

For most HDB upgraders, the EC value case compounds over the MOP arc — particularly when combined with Sembawang Road EC’s preview-period pricing, Oriental Pacific Development’s (JBE Holdings) track record on Signature at Yishun and The Luxe, and Northern Singapore’s measurable HDB upgrader pipeline.

Stack Analysis

Not All Units Are Equal.

Here's How to Evaluate Stacks.

Within each unit type, the stack you choose meaningfully affects view, sunlight, noise, and resale value. Three factors matter most.

Facing & View

Stacks facing greenery, the surrounding low-density Sembawang landscape, or away from main roads each have different lifestyle and visual trade-offs. North-facing stacks balance natural light without harsh afternoon sun. Premium views command a meaningful resale premium at the year-5 MOP and year-10 full-privatisation marks, when the unit competes more directly with private-condo inventory.

Floor Level

Higher floors generally command a premium for unobstructed views and quieter ambient noise. But mid-floor stacks sometimes offer better value-to-view ratios — particularly for buyers focused on yield rather than ego-driven floor selection.

Layout Efficiency

Two identical-size units can live very differently depending on internal layout. Pillars, corridor length, balcony positioning, and natural ventilation paths all matter. The best stacks within each unit type are quietly the most efficient — not necessarily the largest.

“The right stack often matters more than the right unit type. Most buyers don’t realise this until after launch.”

GET DETAILED FLOOR PLAN

Register to Receive

Full Floor Plans and Pricing

Detailed floor plans, exact dimensions, stack-by-stack orientations, and indicative pricing across all five unit types — released to registered preview members ahead of public launch.

Project at a Glance

A quick look at

Sembawang Road EC

Location

Sembawang Road, District 27

Low-density Sembawang corridor on the northern
fringe of Yishun

Developer

Oriental Pacific Development (JBE Holdings)

Track record on Signature at Yishun, The Luxe · Northern Singapore residential focus

Unit Mix

2 to 4 Bedroom

Approximately 265 units · Family-oriented configurations · Indicative, subject to developer's official launch documentation

Connectivity

Canberra MRT (North-South Line)

Bus-mediated access · 3 stops to Woodlands Regional Centre · 4 stops to upcoming RTS Link terminus

TYPE

Executive Condominium (EC)

Subsidised entry · 5-year MOP · Fully privatised at year 10 · pre-8 May 2026 policy regime

Lifestyle

Suburban low-density corridor

Bukit Canberra integrated hub · Sembawang Park · Sun Plaza · Canberra Plaza nearby

Tenure

99-Year Leasehold

Standard Executive Condominium tenure

Expected Launch

Q4 2026

Public launch date subject to change

Location

Sembawang Road, District 27

Low-density Sembawang corridor on the northern fringe of Yishun

Developer

Oriental Pacific Development (JBE Holdings)

Track record on Signature at Yishun, The Luxe · Northern Singapore residential focus

Unit Mix

2 to 4 Bedroom

Approximately 265 units · Family-oriented configurations · Indicative, subject to developer's official launch documentation

Connectivity

Canberra MRT (North-South Line)

Bus-mediated access · 3 stops to Woodlands Regional Centre · 4 stops to upcoming RTS Link terminus

TYPE

Executive Condominium (EC)

Subsidised entry · 5-year MOP · Fully privatised at year 10 · pre-8 May 2026 policy regime

Lifestyle

Suburban low-density corridor

Bukit Canberra integrated hub · Sembawang Park · Sun Plaza · Canberra Plaza nearby

Tenure

99-Year Leasehold

Standard Executive Condominium tenure

Expected Launch

Q4 2026

Public launch date subject to change

What Kind of
Buyer Are You?

Learn more about the Project Based on Your Profile.

Investors

Upgraders

Early-Birds

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Find the Unit Type.

And The Stack That Fits.

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SENBAWANG ROAD EC

An independent marketing platform managed by Propfunnels Pte. Limited. All information is provided for reference only. Enquiries are handled exclusively by CEA-licensed real estate agents.

Project

Developer: Oriental Pacific Development (JBE Holdings)

Tenure: 99-year leasehold

Expected Launch: Q4 2026

TOP: TBA

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