5 Executive Condominium projects coming to North Singapore between 2026 and 2027 — totalling approximately 1,675 units across Yishun, Sembawang, and Woodlands. If you’re a first-time SC buyer, HDB upgrader, or a couple within the S$16K household income ceiling, this is the most concentrated North EC pipeline since 2022.
I’m Aden Yang (CEA R063636G), Branch Division Director at ERA Realty Network. Below is the verified pipeline as of May 2026, with industry-estimate pricing, eligibility callouts, and a free 15-minute EC check via WhatsApp.
Why North EC, why now
- Genuine pipeline scarcity easing. Between 2022 and 2025, only a handful of ECs launched in the North. The Woodlands Drive 17 sites (CDL + Sim Lian) plus the Sembawang and Yishun plots now address a long-standing shortage.
- Land cost reset means competitive launch prices. CDL’s Woodlands bid was $782 psf ppr; Sim Lian’s was $794 psf ppr (a new EC record). Analyst estimates put launch prices around S$1,750–S$2,000 psf — meaningfully below private condo pricing in the same corridor.
- Transport and amenity catch-up. Cross Island Line, Thomson-East Coast Line extensions, Canberra MRT maturity, and the Woodlands Regional Centre development all lift North connectivity within the next 5–10 years.
- EC is still the cheapest path to private property for eligible SCs. 99-year leasehold, 5-year MOP, full privatisation after 10 years. Pricing typically 10–25% below comparable private condos at launch.
The 5-project North EC pipeline (May 2026 snapshot)
| Project | Location | Developer | Units | Land $ psf ppr | Indicative Launch PSF* | Expected Launch |
|---|---|---|---|---|---|---|
| Woodlands Drive 17 (Parcel 1) | Woodlands | CDL | ~420 | S$782 | S$1,750–1,850 | Q4 2026 |
| Woodlands Drive 17 (Parcel 2) | Woodlands | Sim Lian Group | ~560 | S$794 | S$1,900–2,000 | H1 2027 |
| Sembawang Road EC | Sembawang | Oriental Pacific Holdings | ~265 | S$692 | S$1,700–1,800 | Q1 2027 ballot |
| Canberra Drive EC | Sembawang (Canberra) | TBA (GLS May 2026) | TBA | TBA | TBA | 2027–2028 |
| Miltonia Close EC | Yishun | TBA (tender Apr 2026) | ~430 | TBA | TBA | 2027 |
1. Woodlands Drive 17 (CDL — Parcel 1)
CDL secured the first plot at Woodlands Drive 17 in August 2025 for S$360.9 million (S$782 psf ppr), expected to yield approximately 420 units. Launch is expected by Q4 2026.
- Why it matters: First major Woodlands EC since Northwave (2017). CDL pedigree (Piccadilly Grand, Newport Residences, Tembusu Grand).
- Connectivity: Woodlands South MRT (TE3) within walking distance; Woodlands Regional Centre developing nearby.
- Suits: First-time SC buyers and HDB upgraders prioritising value and North family lifestyle.
2. Woodlands Drive 17 (Sim Lian — Parcel 2)
Sim Lian Land + Sim Lian Development won the adjacent plot in January 2026 with a record-breaking S$794 psf ppr bid (S$484 million). Expected to yield approximately 560 units, launching in the first half of 2027.
- Why it matters: Record land bid signals developer conviction in the corridor’s long-term value. Sim Lian has a strong EC track record (Treasure Crest, Wandervale).
- Launch dynamic: Expected pricing $1,900–2,000 psf — likely positioned slightly above Parcel 1 due to later launch timing and higher land cost.
- Suits: Buyers willing to wait an extra 6 months for a newer launch with potentially better unit-mix optimisation.
3. Sembawang Road EC (Oriental Pacific Holdings)
Awarded in September 2025 for S$198 million at S$692 psf ppr. Approximately 265 units on a 204,170 sqft plot. Targeted balloting Q1 2027. Notably, this could become Singapore’s first low-rise EC.
- Why it matters: Smaller unit count = potentially more exclusive feel. Low-rise format unusual for EC, may appeal to buyers seeking landed-adjacent lifestyle.
- Lowest land cost of the five — strongest pricing leverage for value buyers.
- Suits: Buyers prioritising quieter low-rise living near Sembawang Park / Yishun Dam.
4. Canberra Drive EC
Set for GLS release in May 2026 under the 1H2026 programme. Tender pricing and developer to be determined. The site benefits from a higher concentration of amenities within 500m, including Canberra MRT, Bukit Canberra Swimming Complex, Jalan Sendudok Park, and Sembawang Shopping Centre.
- Schools within 1km: Sembawang Primary, Wellington Primary.
- Why it matters: Highest amenity density of the 5 North plots. Best “live-without-a-car” candidate for the corridor.
- Timeline: Realistic launch 2027–2028 depending on award speed.
5. Miltonia Close EC (Yishun)
GLS released December 2025, tender closed 14 April 2026. Approximately 430 units expected, launching in 2027.
- Why it matters: Lifestyle plot near Orchid Country Club and Lower Seletar Reservoir. Retreat-style positioning rare for EC.
- Trade-off: Further from MRT — better suited to drivers / families with school transport routines.
- Suits: Lifestyle buyers prioritising green surroundings over MRT distance.
EC eligibility quick refresher
To qualify to buy a new EC at launch, you generally need:
- Singapore Citizen (at least one applicant) + at least one Singapore Citizen or PR family member
- Household income ≤ S$16,000/month (combined gross)
- Not currently own private residential property in Singapore or overseas; disposed within past 30 months disqualifies
- 5-year MOP from TOP before resale on the open market
- 10 years before full privatisation (sellable to foreigners)
Always verify current eligibility at hdb.gov.sg. Rules and ceilings change.
Get your North EC priority pack
Drop your details below. I’ll WhatsApp you within 4 hours with: (a) which of the 5 projects fits your eligibility + timeline, (b) preview viewing priority registration for the first launches, and (c) a North vs. East vs. West EC comparison if you want to keep options open.
Get the North EC priority pack — eligibility check + preview list
Tell me what you’re after — I’ll WhatsApp you the answer that fits your situation. No spam, no auto-bots.
Frequently asked questions
Which North EC launches first?
The CDL Woodlands Drive 17 plot (Parcel 1) is currently expected to launch first, targeting Q4 2026. Sim Lian’s adjacent Parcel 2 follows in H1 2027.
What price should I budget for?
Industry analyst estimates put North EC launch prices in the S$1,750–S$2,000 psf range. A 3-bedroom at ~1,000 sqft would translate roughly to S$1.75M–S$2.0M. These are projections, not developer-confirmed prices.
Should I wait for the cheaper plot or buy the earliest launch?
It depends on your household timeline and risk tolerance. The Sembawang Road EC has the lowest land cost (S$692 psf ppr) and may launch at a slight discount — but balloting isn’t until Q1 2027. If you need to move by 2030, the CDL Woodlands launch (Q4 2026) is the timeline-safest. If you can wait, comparing all 5 in 2027 gives the strongest leverage.
Are there better ECs in other regions?
The North is currently the most concentrated EC region for 2026-2027. The East has Aurelle of Tampines and Rivelle Tampines; the West has Lumina Grand and Otto Place; the Northeast has limited launches. WhatsApp me for a region-by-region comparison if you’re undecided.
Can I register interest for more than one project?
Yes — and I recommend it. Registering with the priority list for multiple projects costs you nothing, keeps your options open, and gives you the strongest negotiation position when launch pricing drops. Tell me which projects to register you for.
Disclaimer: All figures in this guide are sourced from publicly available reports (HDB tender results, EdgeProp, The Edge Singapore, 99.co) and industry analyst estimates as of May 2026. Pricing estimates are independent projections and do not represent committed prices by the developer. Project names, unit counts, and launch dates are subject to change. Aden Yang (CEA R063636G) and ERA Realty Network Pte Ltd (L3002382K) make no warranty as to capital appreciation or rental yield. Always verify current rules and ceilings with hdb.gov.sg and iras.gov.sg.
Frequently asked questions
How many Executive Condominiums are in the Singapore North pipeline for 2026 to 2027?
Five Executive Condominium projects totalling approximately 1,675 units: Woodlands Drive 17 Parcel 1 by CDL (~420 units, Q4 2026 expected), Woodlands Drive 17 Parcel 2 by Sim Lian (~560 units, H1 2027 expected), Sembawang Road EC by Oriental Pacific (~265 units, Q1 2027 ballot), Canberra Drive EC, and Miltonia Close Yishun EC (~430 units, 2027).
How quickly can I check my EC eligibility?
Under 5 minutes via WhatsApp. Send your citizenship, household monthly income (combined for couples), age, and whether you currently own any property. Aden will confirm whether you qualify and which income ceiling tier applies.
What is the household income ceiling for an EC purchase?
S$16,000 per month combined household income as of May 2026. This applies to the Public Scheme. The Joint Singles Scheme has different rules. Always verify the current ceiling on the HDB website before applying.
Can I keep my HDB flat and still buy an EC?
You can buy an EC while still owning your HDB, but you must dispose of the HDB within 6 months of EC key collection. Specific MOP rules apply if your HDB was bought new from HDB. We map your timeline in one consultation.
What is the EC Minimum Occupation Period and how does it affect resale?
The MOP is 5 years from key collection — during this period, the EC cannot be sold or rented out as a whole unit. After 5 years it becomes a semi-private property (sellable to Singaporeans and PRs). After 10 years it becomes fully privatised (sellable to foreigners), which historically unlocks an additional capital uplift.
Do I pay agent commission when I buy an Executive Condominium?
No. The developer pays the agent commission for new EC launches. You receive full advisory at zero cost — eligibility check, ballot strategy, unit selection guidance, and OTP support.
Still have questions? WhatsApp Aden at +65 9646 8188 — typical reply within 30 minutes.