Singapore’s northern horizon is set to welcome a fresh wave of public housing developments, with the latest BTO projects in Sembawang capturing the attention of homebuyers and property watchers alike. As part of the February 2026 BTO launch, HDB is launching over 1,900 flats in the growing Sembawang North precinct, including a mix of 2-room Flexi, 3-room, 4-room and highly sought-after 5-room units that cater to families of all sizes.
Named Sembawang Deck and Sembawang Voyage, these two projects are set against the backdrop of Sembawang’s evolving landscape, with the planned redevelopment of the northern coast into a new leading waterfront lifestyle destination. They are the next wave of flats to be introduced to the new Sembawang North housing district, following the pioneer project Sembawang Beacon which was launched back in July 2025.
Here, we break down all the details of the two Sembawang projects, and why they are worth considering in spite of their location.
Read more about the other launches in the Feb 2026 BTO launch:
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Sembawang Deck: 777 Shorter Waiting Time units
Image credit: HDB
Bounded by Admiralty Street and Admiralty Lane, Sembawang Deck will offer a total of 777 units across all the unit types: 2-room Flexi, 3-room, 4-room and 5-room flats. It has also been designated as a Shorter Waiting Time (SWT) flat with an estimated waiting time of 33 months (2 years 9 months), so it is a viable pick for those looking to move in sooner rather than later.
As we predicted earlier, Sembawang Deck has been classified as a Standard project, so the usual 5-year MOP applies without any additional conditions.
Another aspect of both Sembawang projects to highlight is that they are the only projects in this sales exercise to offer 5-room flats for sale. According to real estate agency ERA Singapore, what stands out are the prices; Sembawang Deck’s 5-room flats appear attractively priced when benchmarked against other recent Standard projects in the same region, starting from $384,000 (including grants) compared to 5-room flats at last year’s Woodlands North Grove, where prices started from $462,000 after grants.
Image credit: HDB
Named after a ship’s deck, Sembawang Deck pays homage to Sembawang’s shipyard heritage. The project features a Multi-Storey Car Park (MSCP) with a rooftop garden, alongside a variety of facilities such as playgrounds and fitness stations for adults and the elderly. There will also be an eating house, minimart, shops, and a preschool to serve the needs of residents there.
Sembawang Voyage: 1,173 units of 2-room Flexi, 4-room and 5-room flats
Image credit: HDB
Adjacent to Sembawang Deck is Sembawang Voyage, which offers a total of 1,173 units of 2-room Flexi, 4-room, and 5-room flats spread across 4 residential blocks, ranging from 26 to 29 storeys. Named to reflect Sembawang’s shipyard heritage, the project will be adorned with colonial and nautical design elements that pay homage to the area’s rich maritime history.
Unlike Sembawang Deck, Sembawang Voyage is not a Shorter Waiting Time project. It has a longer estimated waiting time of 44 months (3 years 8 months); given both projects are more or less in the same location, we would advise going for Sembawang Voyage with its lower prices if you’re not in a hurry to move in.
Image credit: HDB
Like Sembawang Deck, Sembawang Voyage will feature a 7-storey MSCP with a rooftop garden, as well as fitness stations for adults and the elderly, hardcourt, and children’s playgrounds. A preschool will also be located on the ground level of the MSCP, providing added convenience for young families.
Image credit: HDB
Looking at the site map, it seems that both Sembwang projects are essentially bounded by the same roads━Admiralty Lane and Admiralty Street━though they are separated by a planned future high-rise commercial development.
Location will be a hit or miss, depending on your preferences
Unlike the Tampines projects in this February 2026 BTO sales exercise, both Sembawang projects are located in the same area, and so they will naturally share the same locational attributes.
Image credit: HDB
If you travel to the project site now, there aren’t many amenities in the area. You are likely in fact to find it rather ulu. That may be true now, but this won’t be the case in time to come as the government builds up Sembawang North to turn it into a waterfront lifestyle destination. It was also previously announced that Sembawang North, when fully developed, will be a 53ha site featuring close to 10,000 homes, so we can definitely expect more BTO launches here in the future.
The main area of activity would be where Sembawang MRT Station is located; there, you have Sun Plaza, which is a relatively small heartland mall that does house essential amenities such as a supermarket, dining options, and commercial and retail shops.
The other icon of the Sembawang/Canberra region is Bukit Canberra, an integrated sports and community hub that houses an indoor sports hall, ActiveSG gym, swimming pools, a polyclinic and a hawker centre.
Image credit: HDB
As you can probably tell, the main drawback of both projects is their location. Sembawang MRT Station is at least 20 minutes walk away, which few people will consider “close by”. You will have to rely on buses to get to the MRT, and while they are fairly frequent, it will still take approximately 10 minutes to get there. Of course, the proposed Seletar Line would cut across this area, but nothing’s set in stone yet.
It’s slightly rosier for those who drive, because the area is served by major roads such as Woodlands Avenue 10 and Admiralty Road East, which links to Yishun Avenue 8 and eventually get you to highways like SLE and CTE. However, it still does take a while, and both roads do get quite busy during peak hours.
In terms of schools, there are a few to choose from: North Oaks Primary School, Canberra Primary School, Endeavour Primary School, and Wellington Primary School.
Overall, Sembawang North is further away from the main hustle and bustle of busier residential estates including the likes of Yishun and Woodlands. While some might see this as a disadvantage, it can also be an attractive point for others, such as those wanting to live in a quieter part of Singapore.
Indicative prices of flats
Here are the indicative starting prices of flats of both Sembawang projects excluding grants:
| Sembawang Deck | Sembawang Voyage | Transacted Prices of Resale Flats Nearby | |
| 2-room Flexi | $158,000 – $237,000 | $150,000 – $228,000 | $370,000 – $400,000 |
| 3-room | $261,000 – $343,000 | – | $460,000 – $560,000 |
| 4-room | $338,000 – $426,000 | $304,000 – $422,000 | $585,000 – $675,000 |
| 5-room | $479,000 – $585,000 | $439,000 – $582,000 | $715,000 – $820,000 |
Now you might be wondering, why the price discrepancy given that both projects are more or less in the same area?
Well, one possible reason would be because Sembawang Deck will be completed much sooner, as an SWT development. As such, maybe there’s a slight premium that has been priced in, though in the grand scheme of things the difference isn’t that significant.
Our other guess is that Sembawang Deck is located marginally closer to the main transport node, though in reality the difference in travelling time is fairly negligible.
As you can see from the list of transacted prices of resale flats nearby, 5-room flats continue to hold steady as one of the most popular flat types in the market. And so, there can be a modest profit to be earned after 5 years, and by then, prices would likely go up after Sembawang North has seen more redevelopment.
Our take is that this area, including the broader Sembawang estate in general, is quite undervalued at present time, and this could potentially be a good opportunity to set yourself up for a tidy amount of capital appreciation over the next few years.
Sembawang: Fringe location that still has perks
Overall, both Sembawang projects will bring close to 2,000 new flats to the area with this latest BTO sales exercise. As only the second and third BTO projects in the area, homebuyers will have that added advantage of being first movers into what will certainly be an exciting future residential estate. By entering the market at this point while prices are still fairly muted, homebuyers will be setting themselves up for a potentially decent amount of profit in the future, given that property prices in the area will certainly increase after all the developments have taken shape.
More broadly, the 4,692 BTO flats launched in this February 20256 sales exercise kickstarts a year of new public housing supply by HDB, with over 19,600 new homes slated for launch this year. If you’re thinking of applying for a flat in this launch, keep an eye on HDB’s flat supply and application website for the latest numbers.
For more reads:
-
Redhill Peaks HDB BTO February 2026: 1,052 more Prime flats In Bukit Merah
-
BTO February 2026: over 1,300 Flats with shorter waiting times
- What to do if a fire breaks out in your HDB block or condo
Cover image adapted from: HDB
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