The July 2025 BTO applications are now open, and of the eight projects launched in this round, we’ll be focusing on Sembawang Beacon in this article. Sembawang Beacon is the first of several upcoming developments under a broader plan to introduce more housing in northern Singapore.
Altogether, the new Sembawang North estate is expected to offer 8,000 BTO flats and 2,000 private homes. If you’re looking to live in the north, want a wallet-friendly Standard unit, and prefer a shorter waiting time, Sembawang Beacon could be the one for you.
Sembawang Beacon: 775 BTO flats spread across 4 residential blocks
Image credit: HDB
Sembawang Beacon’s name and design reflect the area’s shipyard heritage. The Sembawang July 2025 BTO site is bounded by Canberra Road, Admiralty Link, and Admiralty Lane. It offers 775 BTO flats spread across 4 residential blocks of 18 storeys each (blocks 426A, 426B, 427A, and 427B):
- 2-room Flexi (Type 1): 32 units
- 2-room Flexi (Type 2): 136 units
- 3-room: 84 units
- 4-room: 286 units
- 5-room: 203 units
- 3-Gen: 34 units
Sembawang Beacon is the only project with 3-Gen units in this launch. There is a good range of flat types which will cater to different family sizes. The blocks are fairly spread out, with the common facilities putting space between each stack.
Image credit: HDB
There is an ample 7-storey Multi-Storey Car Park (MSCP) which means you won’t have to worry about finding a parking lot. On top of the MSCP, there is a rooftop garden with space set aside for community gardening. Right by the MSCP is a mosque; the mosque is closest to units 117, 119, and 121 in block 426A and units 123, 125, and 127 in block 426B.
3 drop-off porches dot the estate of this mid-sized BTO launch. All blocks and the MSCP are linked by sheltered walkways. There will also be a sheltered link way to a future bus stop.
To promote healthy and active living for all ages, a maritime-themed children’s playground complete with a lighthouse play structure, an elderly fitness station, and an adult fitness station will also be constructed within the project. A pre-school will also be built to accommodate growing families.
Most blocks are north-south facing. That translates to cooler homes year-round as they will not bear the brunt of the afternoon sun. Some blocks overlook an empty land plot, shipyards and the Straits of Johor (we’re thinking there may be potential for sea views). Before you celebrate too quickly, know the site is reserved for future high-rise residential use. So, be prepared that your view may eventually be blocked by another building.
What are the indicative prices of Sembawang Beacon BTO units?
Excluding grants, the selling prices of Sembawang Beacon flats are as follows:
- 2-room Flexi flats start at $148,000 (for 99-year lease)
- 3-room flats at $267,000
- 4-room flats at $328,000
- 5-room flats at $487,000
- 3-Gen flats at $497,000
For most applicants, the ‘magic number’ to qualify for a BTO flat is a monthly household income cap of $14,000. However, the monthly household income ceiling for 3-Gen flats is $21,000 as you would be buying with your extended/multi-generation family.
Eco-friendly features, sustainable living
Similar to most BTO flats launched, Sembawang Beacon has green features in the common areas and inside homes. They include separate chutes for recyclable wastes, regenerative lifts which reduce energy consumption, Active, Beautiful, Clean Waters design features, smart lighting in common areas, and parking spaces to facilitate future electric vehicle charging stations.
Image credit: HDB
Residents are also encouraged to adopt environmentally-friendly modes of transportation with well-connected paths to walk and cycle. From Sembawang Beacon, you are within walking distance of a park connector that leads to Sembawang Park and Beach. If you’re more adventurous, you could even take a 12-minute bus ride or a 20-minute cycle to Sembawang Hot Spring Park.
How competitive will applications for these flats be?
As the first BTO launch in a new neighbourhood, it’s fair to say that the location is slightly ulu. The Sembawang North neighbourhood is still developing and is not within a short walking distance of an MRT station.
Hence, there probably won’t be high demand for the Sembawang July 2025 BTO launch. A quick check reveals that BTO application rates for first-timer families are as follows: 0.9 for a 3-room flat, 0.7 for a 4-room, and 0.3 for 3-Gen/5-room flats.
But those who enjoy living in the north and frequent Johor Bahru often may see Sembawang Beacon as an ideal home. Another bonus is the relatively shorter estimated waiting time of 3 years.
BTO in a new neighbourhood in Sembawang North
Sembawang Beacon is a 15-minute walk to Sembawang MRT station or a 5-minute bus ride (3 stops from Block 491 Admiralty Link). From Sembawang MRT station, you are 2stops from Woodlands MRT station (Thomson-East Coast Line and North South Line), 6 stops from Bishan MRT station (Circle Line and North South Line).
You will be 11 stops from Orchard MRT station (Thomson-East Coast Line and North South Line) and 15 stops from Raffles Place MRT station (Thomson-East Coast Line and East West Line). Getting to the Downtown Core via public transport will indeed take a while, but at least it’s a direct train.
The Central Expressway connects Sembawang Beacon residents to the Central Business District and Orchard Road Shopping Belt. If traffic conditions are smooth, driving to these areas will take at least 35 minutes.
Image credit: HDB
Even though Sembawang Beacon is situated in a new neighbourhood, there are existing facilities that you can access. Sun Plaza, located next to Sembawang MRT station, is the closest mall. The shopping centre provides a wider variety of amenities and dining options to supplement the smattering of kopitiams, convenience stores, and mama shops found in the surrounding heartlands.
Parents have plenty of choices when choosing which primary school to send their kids to. Canberra Primary School, Endeavour Primary School, Northoaks Primary School, Sembawang Primary School, and Wellington Primary School are 1km from Sembawang Beacon.
Overall, the neighbourhood that the Sembawang July 2025 BTO sits in is a relatively quiet, sleepy estate. However, as the area sees more development, it could transform into a bustling hub within the next decade.
Sembawang Beacon in Sembawang July 2025 BTO launch
If you’re planning to apply for a flat in the July 2025 BTO launch, do so before the application deadline on 30th July 2025, 11:59pm. Alternatively, you could check out the units available for the July 2025 SBF exercise.
At this stage, you should be clear on the process and have obtained your HFE letter and other relevant documents. Ideally, you would have done a financial health check to ensure you can comfortably afford your new home.
If you’re taking an HDB loan, do note that the Loan-to-Value (LTV) limit is now 75%. As part of the down payment, you’ll have to fork out 5% of the purchase price during the Signing of Agreement for Lease and another 20% when collecting your keys. If you’re paying the downpayment via the Deferred Income Assessment or the Staggered Downpayment Scheme, the ratios will vary.
| Stage | Regular scheme | Deferred Income Assessment | Staggered Downpayment Scheme |
| During Signing of Agreement for Lease | 5% of purchase price | 2.5% of purchase price | 5% of purchase price |
| During key collection | 20% of purchase price | 22.5% of purchase price | 20% of purchase price |
Monitor the July 2025 BTO application rates on the HDB portal or read about the other July 2025 BTO launches here:
- July 2025 BTO: Simei Symphony—5-Room Flats From $603K In A Prime East-Side Location
- July 2025 BTO: Toa Payoh Ascent—Prime Flats From $528K In A Million-Dollar Neighbourhood
- Woodlands & Bukit Panjang July 2025 BTO: Affordable Flats For Every Family Size, From 2-Room To 5-Room
- July 2025 BTO: Clementi Emerald—2- To 4-Room PLH Flats From $214K, Worth The 10-Year MOP?
- July 2025 BTO: Alexandra Peaks & Alexandra Vista In Bukit Merah—2- to 4-Room Flats From $205K
Cover image adapted from: HDB
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