The Housing & Development Board has just launched the tender for an executive condominium at Admiralty Walk. The site can yield around 450 units, and the tender will close on 17 December 2026.

The site is located just next to Northoaks Primary School, which may be attractive to buyers with schoolgoing children, and some amenities at the nearby existing HDB blocks will also serve the daily needs of residents here. However, the site is not located near Sembawang MRT station and major malls.

Two BTO projects were launched in Sembawang in the recent June 2026 BTO exercise, located next to this EC site. As such, more amenities will be introduced here, such as an eating house, a minimart, some shops, and preschools, bringing greater convenience to the future residents here.

This is the second EC site launched after the new cooling measures were introduced, where developers may still be trying to gauge overall demand for ECs from first-timers given the longer MOP. Additionally, application rates for the BTO projects at Sembawang were not as robust as other popular areas.

We expect up to 3 bidders for the site here, at a highest bid price of S$600 to S$700 psf ppr.