The site boasts an outstanding location, seamlessly connecting to the Hougang MRT Station Interchange for both the future Cross Island Line and the North East Line. There will also be approximately 40,000 sqm of commercial space located at the future development, bringing amenities, retail options, and dining spots to residents.
Moreover, the site is situated within 1km of several primary schools, including CHIJ Our Lady of The Nativity, Holy Innocents’ Primary School, Montfort Junior School, Punggol Primary School, and Yio Chu Kang Primary School. This site will be particularly appealing for parents with school-aged children.
It has been quite some time since the last plot of land was released for sale in Hougang. The most recent non-landed land parcel awarded in Hougang was in 2014 to Asset Legend Limited for the development Stars of Kovan. Moreover, there have only been two new non-landed project launches in Hougang since 2022, which are the projects Jansen House and Kovan Jewel. Both are boutique projects nestled within landed housing estates. Hence, there could be strong pent-up demand for new private homes due to a lack of supply of new homes in Hougang.
Taking the recently launched integrated development, Parktown Residence, as a reference, the project yielded excellent sales, demonstrating that many buyers were attracted and willing to pay a premium for such residences that offer amenities and transport options at their doorstep. Therefore, we expect good demand for this project when launched.
While this site will likely be popular with developers, given the large scale of an integrated development with a sizeable commercial component and transport amenities, we expect more consortiums or joint ventures to be formed for this bidding exercise. There may be between 3 to 5 bidders for this land parcel, at a highest land rate of S$900 to S$980 psf ppr.
Sembawang Road (EC)
This site here is conveniently located within a short walk from the Canberra MRT station and Canberra Plaza, ensuring easy access to amenities and transportation throughout the island via the North-South Line. This site is ideal for families since it is within 1km of Ahmad Ibrahim Primary School and Yishun Primary School. Moreover, the nearby Sembawang Hot Spring Park offers recreational options for future residents, enhancing the overall appeal of the area.
The most recent EC site sold in Sembawang was in 2019, which is now the project Provence Residence. As of April 2025 monthly developers sales data, only one unit in that project remains unsold, indicating that new supply is lacking in the area.
With around 10,000 4-room and 5-room flats estimated to reach MOP between 2021 and 2026 in Sembawang and Yishun, we may expect strong demand from HDB upgraders especially due to the low supply of ECs in Sembawang.
There has been an increase in the number of EC sites released in the 1H 2025 GLS programme compared to previous GLS programmes, resulting in a higher-than-usual total number of EC units offered. However, each site remains relatively smaller and is spread throughout the island. Given the good attributes of the site and the relatively limited supply of ECs, we anticipate between 4 to 7 bidders for this site, at the highest land rate of S$670 to S$750 psf ppr.