Sembawang Road EC is an Executive Condominium by Oriental Pacific Development (JBE Holdings) — awarded under the pre-8 May 2026 policy regime, with a measurable HDB upgrader pipeline behind it. Preview registrants get the lowest available pricing, a free EC eligibility assessment, and priority booking before the public launch.
DEVELOPER
LOCATION
Sembawang Road, D27
Type
Executive Condominium
Unit Mix
1 to 5
Bedroom
Total Units
~265 units
LOCATION
Sembawang Road, D27
Connectivity
Executive Condominium
Unit Mix
1 to 5 Bedroom
Total Units
~265 units
DEVELOPER
What Preview Registrants Receive
Five Reasons To Register
Before Launch.
Five Reasons To Register Before Launch.
Free EC eligibility
& CPF Grant assessment
Before you commit, know exactly where you stand. Preview registrants receive a free assessment of EC eligibility (income, citizenship, first-timer status) and the CPF Enhanced Housing Grant (up to $30,000 for eligible buyers) — applied to your effective entry price.
Lowest available pricing
Preview-period prices are the lowest you'll see for Sembawang Road EC. Public launch typically introduces a 3–5% pricing premium — and prices continue to step up through subsequent phases. ECs in Northern Singapore have launched in the $1,300–$1,450 psf range recently, with Sembawang Road EC expected to follow a similar trajectory.
Full inventory selection
Across approximately 265 units, the inventory is structurally small — and ECs tend to clear quickly during launch given the eligibility-restricted buyer pool. Preview registrants choose from 100% of inventory before the public launch crowd arrives, including the limited premium 4-bedroom configurations.
Priority booking
on launch weekend
EC launches typically apply first-timer priority on the first day of sales — and within that, preview registrants are positioned ahead of walk-in buyers. Your preferred stack and floor get confirmed before the broader launch crowd has access to the inventory.
No obligation to purchase
Preview registration is free and non-binding. You'll receive early access to pricing, floor plans, and showflat tours — and decide whether to proceed when you're ready.
Free EC eligibility
& CPF Grant assessment
Preview-period prices are the lowest you'll see for Lucerne Grand. Public launch typically introduces a 3–5% pricing premium — and prices continue to step up through subsequent phases.
Lowest available pricing
Preview-period prices are the lowest you'll see for Sembawang Road EC. Public launch typically introduces a 3–5% pricing premium — and prices continue to step up through subsequent phases. ECs in Northern Singapore have launched in the $1,300–$1,450 psf range recently, with Sembawang Road EC expected to follow a similar trajectory.
Full inventory selection
Across approximately 265 units, the inventory is structurally small — and ECs tend to clear quickly during launch given the eligibility-restricted buyer pool. Preview registrants choose from 100% of inventory before the public launch crowd arrives, including the limited premium 4-bedroom configurations.
Priority booking on launch weekend
EC launches typically apply first-timer priority on the first day of sales — and within that, preview registrants are positioned ahead of walk-in buyers. Your preferred stack and floor get confirmed before the broader launch crowd has access to the inventory.
No obligation to purchase
Preview registration is free and non-binding. You'll receive early access to pricing, floor plans, showflat tours, and the EC eligibility assessment — and decide whether to proceed when you're ready.
Preview vs Post-Launch
Why timing matters
more for ECs.
Preview Registration
Register before launch
- Free EC eligibility & CPF Grant assessment
- Lowest preview-period pricing
- 100% of inventory available
- Best stacks, facings, and floor levels
- Priority booking on launch weekend
After Public Launch
Walk in post-launch
- Up to 5% higher pricing
- Limited inventory remaining in a 265-unit launch
- Limited stack and 4-bedroom options
- First-timer priority window already passed
- General sales channel
Preview Registration
Register before launch
- Free EC eligibility & CPF Grant assessment
- Lowest preview-period pricing
- 100% of inventory available
- Best stacks, facings, and floor levels
- Priority booking on launch weekend
After Public Launch
Walk in post-launch
- Up to 5% higher pricing
- Limited inventory remaining in a 265-unit launch
- Limited stack and 4-bedroom options
- First-timer priority window already passed
- General sales channel
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
Type
Executive Condominium (EC)
Subsidised entry · 5-year MOP · Fully privatised at year 10 · pre-8 May 2026 policy regime
Unit Mix
1 to 5 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
Schools Nearby
Sembawang school cluster
Sembawang Primary, Sembawang Secondary, Wellington Primary, Naval Base Primary & Secondary
Lifestyle
Suburban low-density corridor
Bukit Canberra integrated hub · Sembawang Park · Sun Plaza · Canberra Plaza nearby
Upgrader Pipeline
~3,500 HDB MOP units in Yishun & Sembawang
HDB flats reaching MOP between 2026 and 2029 · Measurable upgrader buyer pool
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
Type
1 to 5 Bedroom
Subsidised entry · 5-year MOP · Fully privatised at year 10 · pre-8 May 2026 policy regime
Unit Mix
1 to 5 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
Schools Nearby
Sembawang school cluster
Sembawang Primary, Sembawang Secondary, Wellington Primary, Naval Base Primary & Secondary
Lifestyle
Suburban low-density corridor
Bukit Canberra integrated hub · Sembawang Park · Sun Plaza · Canberra Plaza nearby
Upgrader Pipeline
~3,500 HDB MOP units in Yishun & Sembawang
HDB flats reaching MOP between 2026 and 2029 · Measurable upgrader buyer pool
Tenure
99-Year Leasehold
Standard Executive Condominium tenure
Expected Launch
Q4 2026
Public launch date subject to change
Outperforming Other
Launches in the North
A rare combination of walk-to-MRT access, low-density living, and a waterway setting you won’t find across other launches in the area
Singapore’s first low-rise EC, set along a waterway and a short walk from Canberra MRT
- ~500m to Canberra MRT
- Low-Rise, Low-Density (~265 Units)
- Waterway + Landed Enclave Setting
Nearby
Launches
Higher-density blocks, typically further from the MRT
- Longer Walk to MRT
- High-Rise, Higher Density
- More Units, Less Exclusivity
Spaces Crafted For
The Way You Live
Sembawang Road EC will comprise around 265 thoughtfully designed units, offering a mix of 3- and 4-bedroom layouts to suit growing families and multi-generational households. As Singapore’s first-ever low-rise EC, residents can look forward to a more intimate, landed-feel living environment – a rarity in the EC market. Units are expected to feature practical, family-friendly floor plans with generous living and dining areas, well-proportioned bedrooms, and enclosed kitchens — ideal for families who love to cook.
Preview Registration
Register today
Move first at launch
Free, non-binding registration. EC eligibility and CPF Housing Grant assessment included. Lowest preview-period pricing, full inventory selection, and priority booking on launch weekend.
What Kind of
Buyer Are You?
Learn more about the Project Based on Your Profile.
Investors
Upgraders
Early-Birds
Home Page
Sembawang 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. “Sembawang Road EC” is an indicative project name and subject to change.
Developer: Oriental Pacific Development (JBE Holdings)
Type: Executive Condominium (EC)
Tenure: 99-year leasehold
Expected Launch: Q4 2026
TOP: TBA
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Disclaimer: While every reasonable care has been taken in preparing this website and in constructing the models and showflats, the developer and the marketing agent cannot be held responsible for any inaccuracies or omissions. Visual representations, models, showflat displays and illustrations, photographs, art renderings and other graphic representations and references are intended to portray only artistic impressions of the development and cannot be regarded as representation of fact. Floor areas are approximate measurements and subject to final survey. The property is subject to inspection by the relevant authorities to comply with the current codes of practice. All information, specifications, renderings, visual representations and plans are current at the time of publication and are subject to change as may be required by us and/or the competent authorities sand shall not be regarded as statements or representations of facts. All plans are subject to amendments as directed and/or approved by the building authorities. All areas are approximate measurements only and subject to final survey. The Sales and Purchase Agreement shall form the entire agreement between us, the Developer and the Purchaser and shall supersede all statements, representations or promises made prior to the signing of the Sale and Purchase Agreement and shall in no way be modified by any statements, representations or promises made by us or the Marketing Agent
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