Rare Mixed-Use Site At Hougang MRT And New Sembawang EC Plot Just Launched: What You Need To Know
The Singapore government has launched two new Government Land Sales (GLS) sites: an Executive Condominium (EC) site in Sembawang and a large mixed-use site in Hougang. Combined, the sites can yield over 1,000 homes. Given the high demand for ECs, and solid performance from mixed-use projects, analysts are already predicting strong bids for the sites. Here’s what we know so far:
A rundown of the two new GLS sites
The Sembawang EC site, located along Sembawang Road, is around 18,968 sq m and could yield about 265 homes. According to agents we spoke to, this location is especially significant because, between 2026 and 2029, around 3,500 HDB flats in Yishun and Sembawang are expected to fulfill their Minimum Occupancy Period (MOP).
Due to the price gap between resale flats and private condos in 2025, it’s expected that many HDB upgraders might opt for an EC instead, so this project is likely to see strong demand. Another agent also pointed out that the last EC project in Sembawang – Provence Residence in 2021 – was a top seller; so although Sembawang is a non-mature neighbourhood, this is unlikely to dissuade buyers.
Analysts predict the site could attract bids of around $600 to $700 psf, with up to eight developers anticipated to participate.
Meanwhile, the Hougang site is situated above Hougang MRT station, and is the first GLS offering in this area since 2014. This project will be a mixed-use development with residential and commercial components, including about 40,000 sq m of retail space. This is about double the size of the existing Hougang Mall, and analysts predict bids reaching $800 to $900 psf. It can yield around 835 residential units.
The Sembawang tender will close on 11th September this year, while the Hougang tender closes on 16th December.
A closer look at the Sembawang site
The Sembawang site doesn’t appear to be near an MRT station, but this isn’t uncommon for most ECs.
The Jalan Cherpen facing overlooks low-density landed housing, which some buyers will definitely consider a plus point. The other side faces Yishun Avenue 7 across the canal, but it’s far enough that it shouldn’t be a noise issue; the side facing Sembawang Road (across from Seletaris condo) might need to be set a bit further back to shield from road noise.
The closest hubs of amenities we see here would be Sembawang Shopping Centre or Canberra Plaza, although they seem to be out of walking distance. Ahmad Ibrahim Primary appears to be within one kilometre, but we’re less certain about Yishun and Jiemin Primary; they look a bit beyond one-kilometre, but it remains to be seen.
As far as current appearances go, this is a still-developing area, and we’d expect to wait a few more years for amenities to come in. But it will attract those who like being close to a landed enclave. While Sembawang Hot Springs Park is not within walking distance, it will just be a short bus ride from here, so this EC site can be on your list if you like quiet green spaces.
A closer look at the Hougang site
You can check out the site yourself by going to Hougang MRT station, and heading out at Exit B. This is the plot where the new development will be, and it will add to the retail and dining of the nearby Hougang Mall.
There’s good school access here, with Chij Our Lady Of The Nativity, Montfort Junior, and Punggol Primary being within one-kilometre. This area is also broadly the hub of the area’s amenities, so it’s going to be very convenient to get your shopping and dining done (if not at Hougang Mall, then right downstairs).
The nearby Punggol Park provides a green break, but otherwise, there’s a natural tradeoff for being the heart of the neighbourhood. This is quite a built-up area already, so the views are dominated by other HDB blocks or roads.
This will be a preferred location for those who prize convenience over seclusion.
Overall, it’s a nice pairing of GLS sites with good contrast
With limited EC supply in the north and rising demand from HDB upgraders, the Sembawang site will attract attention despite its less central location.
In contrast, the Hougang site offers the opposite: MRT access and an upcoming integrated retail hub. While it’s a more built-up area, the tradeoff is convenience. Both of these sites provide good options, and we’d be very surprised if developers don’t show keen interest.
Follow us on Stacked for market updates as they come. If you’d like to get in touch for a more in-depth consultation, you can do so here.
