As we all wait in anticipation for the upcoming July 2025 BTO sales exercise to officially kick off, HDB has just released more details.
With over 5,500 new BTO flats up for offer, what makes the upcoming launch so much more exciting is the debut of various new estates. For prospective homebuyers, it’s the opportunity to be first movers in a new estate and/or precinct. This includes the likes of Simei, which will offer its first HDB project in 10 years, and of course, Sembawang North, which will finally see its very first BTO project.
If you’re eyeing a fresh start in a brand new neighbourhood, here’s what you need to know about Sembawang North’s upcoming project—and whether it’s worth applying for.
First-ever Sembawang North flats to be launched
Image credit: HDB
According to HDB, Sembawang North will see its first-ever batch of HDB flats being launched at the upcoming July 2025 BTO sales exercise, with 775 units up for grabs under the Sembawang Beacon project. This will comprise the full suite of HDB unit types, ranging from 2-room Flexis to 5-room flats and even 3Gen flats. HDB estimates that the project will have a waiting time of approximately 3 years.
One interesting aspect of the Sembawang Beacon project lies in its design.
Paying homage to the rich maritime heritage of Sembawang—which is home to shipyards, a naval base and even iconic and historical black-and-white houses—the project will incorporate elements reminiscent of these colonial houses, featuring white facades outlined by bold black frames. Blue accents on the block facades echo the colour of the sea, giving the entire development a subtle nautical vibe that ties back to Sembawang’s heritage.
Image credit: HDB
Another unique characteristic of Sembawang Beacon can be found on the ground floor, where black-and-white downhang screens mirror the drop blinds commonly found in colonial corridors and verandahs. There will also be a kids’ playground decked out with nautical-themed motifs and elements, such as a lighthouse play structure for little explorers.
Like most modern HDBs, Sembawang Beacon will also embrace greenery and sustainable living through its design and landscaping of the project. Residents will be able to enjoy green spaces such as a roof garden, open lawn, landscaped seating areas, and even spot native plants carefully selected to beautify the environment and attract fauna such as birds and butterflies. Some of these plants even carry historical significance—like the Sembawang tree (Kayea ferruginea)—which will be planted in the common areas to create tranquil gathering places that capture the spirit of old Singapore.
In fact, did you know that the estate was probably named after this Sembawang tree, which may have been common around Sungei Sembawang in the 19th century?
Where is Sembawang North?
Image credit: HDB
Sembawang North is slated to be a brand new housing precinct to be carved out from the existing larger residential estate of Sembawang—a trend we’re seeing more often lately, with Woodlands North Coast, Chencharu estate in Yishun, and Tampines North doing the same.
The entire estate will span 53ha, and will have a total of about 8,000 BTO flats and 2,000 private homes, as well as a whole range of amenities, green spaces, and public transport options, when fully developed. Take a look at the map above and you’ll see that the estate is bounded by Admiralty Link, Admiralty Lane and Canberra Road—the idea is for residents to have easy and convenient access to various amenities for their daily needs, without having to travel too far.
Are Sembawang North BTO flats worth applying for?
Image credit: HDB
This is a tricky question, because like any other estate, there are pros and cons to consider.
One of the biggest concerns would understandably be public transport connectivity. In reality, the closest MRT station—Sembawang MRT—is a 15-minute (1.1km) walk away. It isn’t exactly the walking distance most homeowners hope for. And while there are bus services that ply the estate, most would agree that Sembawang Beacon is considered ulu for now.
That said, there might be good news in the future if plans materialise. Earlier in March this year, then-Minister for Transport Chee Hong Tat shared that the Land Transport Authority is looking into a new Seletar MRT Line. If it happens, this line could serve areas such as Sembawang, Woodlands, Serangoon North and even Kallang, cutting commutes by up to 40 minutes and relieving increasing travel demand in the north-east.
Of course, the lack of proximity to key amenities is a concern, but that’s because the area has not been fully developed yet. Think of it as a young Tengah in the making—nothing much right now, but eventually, the estate will be well provisioned with amenities needed for residents. HDB has also shared that residents can look forward to new amenities in the future, such as a Neighbourhood Centre, a 1ha park with playgrounds and fitness stations, as well as an extensive network of cycling paths and walkways to get around.
One definite plus: there are a handful of primary schools in close proximity, such as Canberra Primary School, Wellington Primary School, Endeavour Primary School, and Northoaks Primary School, which is always a draw for families with young children.
Image credit: MyNiceHome
Overall, you can probably expect healthy subscription rates for Sembawang Beacon, thanks to the relatively shorter waiting time, as well as the fact that the last BTO launch in Sembawang—Sun Sails in 2020—was a while back. According to a news report, the last BTO launch in November 2020 saw decent demand among first-timers, with an average application rate of 3 for 3-room flats, 3.7 for 4-room flats, and 4.6 for 5-room flats.
In our earlier article about the July 2025 BTO exercise, we predicted that flats in Sembawang North would be classified as Standard. This will likely be the case, given that it is neither in a central location nor near major transport nodes.
Not long left before the upcoming July 2025 BTO sales exercise
Image credit: HDB
All in all, the upcoming July 2025 BTO launch is shaping up to be quite an exciting one, with many firsts.
With a rich maritime history and also the promise of more amenities and public transport connectivity in the future, there is certainly more than meets the eye for Sembawang. If all of that has got you excited, you won’t have to wait too long—applications will be opening soon. Make sure you have everything prepped, and all the best if you’re planning to ballot!
Read more of our other articles here:
- Cheapest 4-room HDB resale flats in the East under $520k
- Have you seen these 360-degree HDB bubble lifts?
- This Bedok South HDB block only has 2 units
Cover image adapted from: HDB, Google Maps
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