Another executive condominium (EC) site has landed on the table — this time at Admiralty Walk in Woodlands North, with the Housing and Development Board officially launching it for public tender on 30 June 2026 and closing bids on 17 December 2026.
Another EC site has hit the market — Admiralty Walk, Woodlands North, tender closing December 2026.
The site spans 12,893.3 square metres with a gross plot ratio of 3.5, allowing up to 45,127 square metres of gross floor area. About 450 EC units could eventually rise from this land parcel.
But here’s where it gets interesting. Location-wise, this site is not exactly shouting “premium address.” It sits more than one kilometre from Sembawang MRT. That’s not a short walk — that’s a “maybe I should just drive” kind of distance. Nearby industrial zones like Senoko and Woodlands don’t exactly scream lifestyle either. The site does sit next to Northoaks Primary School, offering at least one tangible local amenity for families.
Analysts are expecting three to five bids, with land prices projected between S$590 and S$700 psf ppr, translating to a total land cost somewhere between S$291 million and S$330 million.
Developers will be cautious. Think of it like bidding for a hawker stall in a coffee shop that’s still under renovation — potential yes, but nobody’s rushing.
And the numbers only get trickier when you factor in the new EC policy requiring 90% allocation to first-timers with a two-year priority window. That narrows the buyer pool fast. Combine that with roughly 1,625 EC units already in the northern pipeline from Woodlands Drive 17, Miltonia Close, and Canberra Drive, and you’ve got real supply pressure.
The upside? Around 7,500 HDB flats in the area are expected to hit their five-year minimum occupation period by 2028 — right when this EC project could launch. That’s potential upgrader demand that developers won’t ignore. Adding to the competitive context, two upcoming EC launches at Woodlands Drive 17 and Sembawang Road are expected in Q4 2026, together contributing around 685 units to an already well-supplied northern corridor. The Sembawang Road EC, for instance, is slated to offer 2- to 5-bedroom layouts across 265 units designed with colonial-inspired architecture, setting a clear benchmark for what buyers in this region will come to expect.
Longer term, the planned transformation of Sembawang Shipyard into a waterfront mixed-use district could genuinely change the story for this location.
The site also fronts Sungei Sembawang, offering some waterfront character. But that’s tomorrow’s promise. Today, developers are watching the Canberra Drive EC tender closely before sharpening their pencils on Admiralty Walk.
