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A New and Upcoming
Executive Condominium by
Evia Real Estate and Gamuda

Coming 2019, 2020

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** FIRST TIME BUYERS: If you are planning to buy your very first property and do not know whether to buy a BTO, a new launch EC or a Private Condo, let us discuss your best possible option.

** EXISTING HDB OWNERSIf you are planning to change to another property, and would like to know whether to buy a EC or private condominiums, let us help you to assess your best possible options to get better returns on your dollars. We do not want to under-leverage on ourselves.

 New Anchorvale Crescent ec

The Housing and Development Board (HDB) has sold a residential site as part of Government Land Sales (GLS) in Sengkang, Anchorvale Crescent.. This land parcel along Anchorvale Crescent, at the North-East Region of Singapore, is listed under the confirmed list of sites and are allocated to be developed into an Executive Condominiums (EC) site. It has a site area of 184,462 sqft and can home approximately 550 units. 

Evia Real Estate and Gamuda won the top bid of  S$318.89 million, which translates into S$576.2 per square foot per plot ratio. The break-even price will be estimate around S$950psf, with this, the selling price will be at estimate of S$1,100psf.


Higher Demand for ECs with High Profit Margin and Low Entry Price


New EC Launch at Anchorvale Crescent- Connecitivity
This plot of land along Anchorvale Crescent is approximately 100 m away from Cheng Lim LRT Station which links future Anchorvale residents to Sengkang Town Centre, approximately 1 km away, where the Sengkang North East Line MRT Station and the Sengkang Bus Interchange is located, 
providing its future residents with transit services seamlessly linked to the Sengkang North East Line Station and Bus Interchange at Sengkang Town Centre. This integrated public transportation system provides New Anchorvale Crescent EC’s future residents fast and convenient travel to Downtown Singapore and to the rest of the island. The nearby Tampines Expressway TPE offers New Anchorvale Crescent EC’s residents a conduit of convenience to driving to parts of Singapore. It also make possible for New Anchorvale Crescent EC’s residents to drive to downtown Central Business District CBD, City Centre and Orchard Road shopping belt in approximately 18 minutes.


New EC Launch at Anchorvale Crescent- Education
Established educational institutions within short radius from the EC include, Compassvale Primary School, Springdale Primary School, Nan Chiau Primary School, Punggol Green Primary School, Anchor Green Primary School, Seng Kang Primary School, Rivervale Primary School, North Spring Primary School, Palm View Primary School, North Vista Primary School, Mee Toh School, Edgefield Primary School, Punggol View Primary School, Compassvale Secondary School, Nan Chiau High School, Edgefield Secondary School, CHIJ Saint Joseph’s Convent, Seng Kang Secondary School, Punggol Secondary School and Greendale Secondary School.

New EC Launch at Anchorvale Crescent- Amenities
New Anchorvale Crescent EC’s residents of getting their dining, shopping and entertainment needs at Compass Point, located at the Sengkang Town Centre. Alternatively,  there is also options of the nearby Rivervale Mall, Rivervale Plaza and Fernvale Point. There is also Kopitiam Square which is located just next to Compass Point. It is the 1st modern market and food centre located in Sengkang. This 24 hours wet market cum food centre offers economical and local delights and fresh market products to Sengkang residents.

Besides all these amenities, this land parcel is near to several recreational chioces. New Anchorvale Crescent EC is near to Sengkang Sculpture Park and Sengkang Riverside Park which offering pockets of greenery, promenade, cycling track water sports and various outdoor activities for New EC’s future residents enjoyment. Future residents can also experience tranquility in the parks. The Sengkang Sports & Recreation Centre, that is next to Sungei Punggol, host many sporting facilities which New EC’s residents can make use of. There is also a community centre in Sengkang Sports & Recreation Centre which organize many lifestyle and recreation activities and events which New EC residents can enjoy bonding and spend their time here.

New EC Launch at Anchorvale Crescent- Developer
Established in 1995, Gamuda Land is the property development arm of Gamuda Berhad, the monumental nation builder with a spectrum of experience and expertise. Right from the very beginning, Gamuda Land attained recognition as a far-sighted developer with the supportive backbone of its parent company in building not just homes, but a living experience beyond mere roofs.

Commenced by quality design, and leading the way outside Singapore, they hold the record of highest points scored in both low-rise and high rise categories for BCA's Construction Quality Assessment System (CONQUAS). Retaining their philosophy, they strive forward in providing sustainable communities by creating a living environment with comprehensive amenities. This is where they fuse our latest innovation, creativity and quality that grows in value through the passage of time.

Their diverse expertise does not just allow them to create award-winning townships such as Horizon Hills and Jade Hills but also prestigious city living lifestyle products such as Madge Mansions and the upcoming 661 Chapel St. in Melbourne. They have delivered over 30,000 quality properties over the past 20 years and are set to introduce more than 60,000 new properties from Vietnam to Australia, translating into a total overall GDV exceeding RM 70 billion.

Their pioneering spirit in designs and workmanship continues to attest our unrivalled standard in masterplanning and creating sustainable developments that creates high value regeneration.

Evia Real Estate Management is an Asian focused real estate developer of residential condominiums in Singapore as well as logistics warehouses and commercial properties in South Korea. With offices in Singapore and South Korea, Evia seeks out development and value added land opportunities in these countries. Evia also provides project management and other marketing consultancy services. Its past portfolio project in Singapore includes Heron Bay, Lakelife and Gem Residences.


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Project  Anchorvale Crescent New EC
Developer  Evia Real Estate and Gamuda
Location  Anchorvale Crescent (Sengkang Planning Area)
District  19
Tenure  99 years lease from
Site Area  17,137 square metres/ 184,462 square feet
GFA:  square feet
Plot Ratio  3.0
Expected TOP:
Total Units  Approximatley 550 residnetial apartments
Total Carpark
Development Executive Condominium comprising communal facilities
Unit Type:
Eligibility SC/ SC, SC/ SPR can buy
Anchorvale Crescent New EC Unit Mix Distribution
Unit TypeTypeArea (Square Feet)Total No. of Units
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA
Anchorvale Crescent New EC Facilities
  • TBA
  • TBA
Anchorvale Crescent New EC Price List
Unit TypeArea (Square Feet)PricingPSF
1 Bedroom TBA TBA TBA
2 Bedroom TBA TBA TBA
3 Bedroom TBA TBA TBA
4 Bedroom TBA TBA TBA
5 Bedroom TBA TBA TBA
Penthouse TBA TBA TBA


st 20180726 anchor26 4164004

Amenities Near New Anchorvale Crescent EC

Category Important Amenities Near New EC in Anchorvale Crescent Approximate Distance
Train Stations Cheng Lim LRT (SW1)
Sengkang (NE16)
Bus Stop Blk 261 (Bus: 43, 83, 109, 119)
Opp Blk 261 (Bus: 43, 83, 109, 119)
Supermarkets Prime (Compassvale 263)
Cold Storage (Compass Point)
Fairprice (Rivervale Mall)
Giant (266 Compass Bow)
Shopping Malls Compass Point
Rivervale Mall
Rivervale Plaza
Fernvale Point
Education Institutions Preschool
PCF Punggol Central Blk 262A
PCF Punggol Central Blk 292B
Sengkang Methodist Children Centre
Mahad Al-Nasry @ Sengkang Kindergarten
St. Anne’s Church Kindergarten
PCF Punggol Central Blk 231-232
PCF Punggol Central Blk 206A-206D
PCF Punggol North Blk 105D
PCF Punggol East Blk 124A-124
PCF Punggol West Blk 303A
Compassvale Primary School
Springdale Primary School
Nan Chiau Primary School
Punggol Green Primary School
Anchor Green Primary School
Seng Kang Primary School
Rivervale Primary School
North Spring Primary School
Palm View Primary School
North Vista Primary School
Mee Toh School
Edgefield Primary School
Punggol View Primary School
Compassvale Secondary School
Nan Chiau High School
Edgefield Secondary School
CHIJ Saint Joseph’s Convent
Seng Kang Secondary School
Punggol Secondary School
Greendale Secondary School
Junior College
Serangoon Junior College 3.6km
Nanyang Polytechnic (NYP) 5.4km
Chatsworth Kindergarten 3.0km
Food Centre Kopitiam Square
Punggol Food Centre (U/C)
Lifestyle Sengkang Sculpture Park
Sengkang Riverside Park
Sengkang Sports and Recreation Centre


The Anchorvale Crescent EC  at Sengkang Facilities and Site plan is currently under finalisation and seeking approval from relevant authorities.
If you would like to be updated on first hand information for The Anchorvale Crescent EC or would like to know more about progressive and deferred payment schemes,
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Sengkang Master Plan 2013

Sengkang Master Plan 2013  2

Sengkang is a sub-urban town in the north-eastern part of Singapore. The town is bounded by the Tampines Expressway (TPE) to the north, Sungei Serangoon (Serangoon River) to the east, Buangkok Drive to the south and Jalan Kayu to the west. Sungei Punggol (Punggol River) cuts through the new town, and divides the town into Sengkang East and Sengkang West.

Seletar Aerospace Park- ST Aerospace


A new industrial area, 'Sengkang West Industrial Area', is to be built to the west of Jalan Kayu in the near future, bounded by a road which is estimated to be completed this year. The new road, Sengkang West Road, begins where Yio Chu Kang Road and Jalan Kayu intersect, passes through the Fernvale neighbourhood, cuts through TPE across the proposed Seletar Aerospace Flyover and links to the future upgraded Seletar Aerospace Park.

Sengkang is well connected to other parts of the island with the North East MRT Line (NEL) at Sengkang MRT Station and Sengkang LRT that have direct access to Sengkang Bus Interchange which provide residents with convenient public transport.

New Anchorvale Crescent EC Sengkang: Shopping and Amenities
  • Compass Point
  • Seletar Mall
  • Greenwich V
  • Rivervale Plaza
  • Rivervale Mall
  • Sengkang Community Hub (Sengkang Post Office, Singhealth Polyclinic, Sengkang C.C)
New Anchorvale Crescent EC Sengkang: Good connectivity and Accessibility
  • 1 MRT stop to Punggol Town Centre- Upcoming S$1 Billion Mega Mall cum residential/ Horse Riding
  • 2 MRT stop to Hougang Mall and Bus interchange
  • 3 MRT stops to Heartland Mall and Bus Interchange, Kovan Market and Food centre
  • 4 MRT stops to Serangoon MRT Interchange which serves Circle Line, Bus interchange, NEX mega mall
  • For vehicle owners, it will take less than 30 minutes drive to Tampines Regional Centre, Changi Business Park, Changi Airport and vibrant Orchard Road shopping district. Island wide connectivity via Tampines Expressway TPE, CTE, and SLE.
New Anchorvale Crescent EC Sengkang: Enhancements on Road System
  • The completion of Sengkang West Road to ease the traffic to Seletar Aerospace Park and Sengkang West Industrial Estate
  • Widening and expansion of CTE/ SLE/ TPE/KPE, between Jalan Kayu flyover and Punggol West Flyover and construction of road between TPE and Yishun Ave 6
Punggol Reservoir view

New Anchorvale Crescent EC Sengkang: Well designed and support in recreation
  • Sengkang Sports and Recreation Centre- Sitted on a 4 hectares of land besides Sungei Punggol and houses a community club and features sports facilities including 4 swimming pools
  • Sengkang Riverside Park- The park has unique water features , a constructed wetland that collects and filters rain waters naturally through its aquatic plants. The wetland doubles as a wildlife habitat and attracts many mangrove birds nto the park such as purple heron, collared kingfisher and little tern.
  • Sengkang Sculpture Park- For leisure in the park and sculptural playground.
  • Sengkang Hockey Stadium- State of art hockey pitches. Held 2010 Youth Olympics Games.
  • Enjoy jogging, cycling via the scenic North Eastern Riverine Loop
  • Marina Country Club
  • Seletar Country Club
Anchorvale Crescent EC Sengkang: Health-care and well being
  • Future Sengkang General and Community Hospital (targetting 2018)
New Anchorvale Crescent EC Sengkang: Education
  • Renowned Nan Chiau Primary / High School
  • Sengkang Primary / Secondary School
  • Rivervale Primary School
  • Springdale Primary School
  • Compassvale Primary / Secondary School
  • CHIJ Saint Joseph’s Convent
New Anchorvale Crescent EC Sengkang: Future potential and Demand
  • Sengkang General Hospital by 2020
  • Seletar Aerospace Park
  • Sengkang West Industrial Park


EC- Article on Potential on ECs

Owners of Executive Condominiums (EC) stand a huge capital potential appreciation in due of the low entry price to purchase a unit compared to private condominiums.

After a period of 10 years, the EC will be privatised, changing its status to be on level to a private condominium. Foreigners will be able to purchase the unit then. Owners typically enjoy a capital gain after their EC is privatised.

The above table shows a significant increase in capital appreciation for EC owners. 

Purchasing an EC is extremely promising as we may look into such capital appreciation after it becomes privatised over time.

EC- Article on EC drawing more buyers

As the entry price for an Executive Condominium (EC) is much lower than a private condominium, demand for ECs has been on the rise. New EC units are generally 15-30% cheaper than private condominiums. In addition, first timer are entitled to receive a CPF Housing Grant of up to S$30,000. These make EC an extreme worthwhile asset to purchase. 

Physical features are similar when comparing between a new executive condominium with a private condominium. This include facilities such as gym, clubhouse, security guard, tennis court, swimming pool and many more.

With further developments in Sengkang and Seletar, residents of New EC in Anchorvale Crescent will look into a long term investment with high profit margin.

EC- Article on price gap closing between EC and private

When doing a comparison between an executive condominium and private condominium, we know that both EC and private condominiums offer the same features such as swimming pool, gym, tennis court and many more, 

As resale executive condominiums are typically larger in space comparing to its counterpart and with a lower entry price, demand has increased for the resale ECs. This has led to a narrowing of price gap.

Owners of resale ECs have profited greatly in the market with their low entry price and they had enjoyed the bigger space and same facilities.


EVIA Real Estate and Gamuda have joined hands to become the highest bidder for the executive condominium (EC) site Anchorvale Crescent in Sengkang at S$318.89 million or S$576.2 per square foot per plot ratio (psf ppr).

They pipped the second highest bidder, Qingjian Realty by just S$899. The third highest offer came from Hoi Hup Realty and Sunway Developments' S$307.3 million or S$555.3 psf ppr.

There were seven bidders in all, with the lowest bid coming in at S$277.2 million or S$500.95 psf ppr from Anchora Development, owned by Hong Realty, Intrepid Investments and TID Residential.

The 17,137-sq-m land parcel in Anchorvale Crescent can yield a maximum of 550 units, the Housing and Development Board (HDB) said in a news release.

"The top bid was only a hair's breadth higher than the second-highest bid, reflecting the neck-to-neck tussle to secure the site," said JLL national director of research and consultancy Ong Teck Hui. 

"After tendering for the Sumang Walk and Canberra Link EC sites previously and failing to secure them, Evia Real Estate and Gamuda seems to have redoubled its efforts in today’s tender of EC in Anchorvale Crescent, by bidding more robustly at S$576.24 psf/pr. It is 3.2 per cent higher than the top bid of S$558.22 psf/pr for the Canberra Link EC site whose tender closed recently on Sep 4," he added.

Based on the top bid, Colliers International estimates that the new EC in Anchorvale Crescent will have a break-even price of S$900-950 psf ppr and an average selling price of S$1,100 psf.


Analysts noted that the EC primary market remains a bright spot in the residential sector while the rest of the private home market has been cautious since new cooling measures were implemented on Jul 5.

Among the new curbs were a 5 percentage point hike in Additional Buyer's Stamp Duty (ABSD) rates for citizens and permanent residents (PRs) buying second and subsequent homes, as well as a 5 percentage point tightening for loan-to-value limits for all housing loans granted by financial institutions.

"Developers appear to think that in light of the latest government curbs, EC units would still enjoy strong demand," said Ms Tricia Song, head of research for Singapore at Colliers International.

She noted that the Canberra Link EC site tender saw nine bids, compared with "the subdued" three and five bids for the Jalan Jurong Kechil and Dairy Farm private housing sites, which both closed on Sep 4.

"We believe there continues to be relatively stronger demand for EC land," she said.

Demand from new EC buyers has also been strong, with the 628-unit Rivercove Residences, which was launched in April, nearly sold out at a median price of S$973 psf, noted JLL's Mr Ong.


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