North Wave EC

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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 Resale HDB, BTO or a new launch EC, 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.

The Housing and Development Board (HDB) has sold a residential site in Woodlands Avenue 12 as part of the Government Land Sales (GLS) in 1st quarter of 2015. This land parcel is set in the North Region of Singapore, bounded by Gambas Avenue and Woodlands Avenue 12, is listed under the confirmed list of sites and is allocated to be developed into an Executive Condo (EC) site. With a plot size of  133,346 square feet, new Woodlands Avenue 12 EC is estimated to house 390 housing units. 

Hao Yuan Investments won the top bid of S$103.8 million, translating to about S$278 per square foot per plot ratio for this plot of land. The break even price for the land will be approximately S$620 psf ppr.

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

New and Upcoming EC along Woodlands Avenue 12 is opposite of 3M Innovation Centre, Ark at Gambas and Nordcom One. Older ECs within this vicinity are Northoaks and Woodsvale and other upcoming ECs include Twin fountains, Forestville, Bellewoods, Sky Park Residences, The Brownstone EC and The Visioniare EC.

New EC along Woodlands Avenue 12 is approximately 1.1 km away from Sembawang MRT Station which serves the North South Line and the Sembawang Bus Interchange next to the MRT Station gives additional conveniece to the residents and 1.1km away from Admiralty MRT Station. It will only take 23 minutes drive to Central Business District (CBD), City Centre and Orchard Shopping Belt. To travel to the various parts of the island via driving, future residents of New EC can use the Seletar Expressway (SLE) which will link to other expressways such as the Central Expressway (CTE) and the Bukit Timah Expressway (BKE). The future North South Expressway nearby the EC adds efficiency to the residents by reduction of travelling time as much as 30%.

For shopping, dining, entertainment and leisure facilities, future residents of New Woodlands Avenue 12 EC can head down to Sun Plaza, Sembawang Shopping Centre and the upcoming North Point City, to be completed in 2018which are all short distances away. Future residents of New EC, who enjoy heartland shopping, can also go to the nearby Admiralty Place, Sembawang Mart or 888 Plaza where they can find many retail shops, providing daily necessities. They could also find many eating outlets at the heartland malls. To access to local market stalls and food stalls, future residents can take a short drive down to the Chong Pang Market and Food Centre. There will be more choices for future residents of New EC when the upcoming Woodlands Food Centre, located near Woodland Drive 71 is built.

There are various education services including child care centres nearby and they include Greenwood Primary School, Canberra Primary School, Sembawang Primary School, Admiralty Primary School, Riverside Primary School, Endeavour Primary School, Northoaks Primary School, Wellington Primary School, Evergreen Primary School, Woodlands Ring Primary School, Sembawang Secondary School, Admiralty Secondary School, Canberra Secondary School, Woodlands Ring Secondary School and Evergreen Secondary School. It is both about 3km drive away from Yishun Junior College and Republic Polytechnic.

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Project Woodlands Avenue 12 EC
Developer  Hao Yuan Investment
Location Woodlands Avenue 12
District 25
Tenure 99 years lease from
Site Area  133,346 square feet
GFA:  373,370 square feet
Plot Ratio  2.8
Expected TOP:
Total Units  Approximately 390
Total Carpark  TBA
Development  Executive Condo comprising of 
Unit Type:
Eligibility SC/ SC, SC/SPR


EC- Woodlands Ave 12 location

Amenities Near New Woodlands Avenue 12 EC

Category Important Amenities Near New EC Approximate Distance
Train Stations Sembawang (NS11)
Admiralty (NS10) 
Bus Stop Opp 3M Bldg (Bus: 965, 969, NR2)
3M Bldg (Bus: 965, 969, NR2)
Supermarkets Fairprice (Sun Plaza)
Prime (678 Woodlands)
Giant (Admiralty MRT Station)
Shopping Malls Sun Plaza
Admiralty Place
Sembawang Mart
Sembawang Shopping Centre
888 Plaza
Education Institutions Preschool
PCF Admiralty Blk 687B
PCF Canberra Blk 330-319-327-328
PCF Sembawang Blk 789-797-788
PCF Chong Pang Blk 317-315
PCF Sembawang Blk 786B
PCF Canberra Blk 413 – 405
Hope Community Kindergarten (Sembawang)
PCF Woodlands Blk 652
Zulfa Kindergarten @ Sembawang Mart
PCF Sembawang Blk 730
Greenwood Primary School
Canberra Primary School
Sembawang Primary School
Admiralty Primary School
Riverside Primary School
Endeavour Primary School
Northoaks Primary School
Wellington Primary School
Evergreen Primary School
Woodlands Ring Primary School
Sembawang Secondary School
Admiralty Secondary School
Canberra Secondary School
Woodlands Ring Secondary School
Evergreen Secondary School
Junior College
Yishun Junior College 3.0km
Republic Polytechnic 2.9km
Singapore American School 4.5km
Food Centre Woodlands Food Centre (U/C)
Chong Pang Market and Food Centre
Lifestyle Canberra Park
Admiral Country Club
HomeTeamNS @ Sembawang


The Facilities and Site plan of New and Upcoming EC along Woodlands Avenue 12 is currently seeking approval from relevant authorities. If you would like to be updated on first hand information for Woodlands Avenue 12 EC or would like to know more about progressive and deferred payment schemes, Please

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News- North-South corridor

News- Bus lane dedicated

News- North-South Expressway

News- North-South cycling route


News North Region of Singapore

Woodlands North Coast

The woodland area is going to developed it a waterfront area lined with residential and recreational properties spanning 70 hectares. There is also going to be a business center not far from the waterfront which will contain the first business spark in the North office space especially or small and medium enterprises

Woodlands Central

The area around the MRT station and the causeway Point mall is going to be upgraded into a major retail center at the heart of which will be pedestrian mall that is expected the 30 hectares that make up the hub.

Woodlands General Hospital

There are plans to have the Woodllands General hospital up and running by the year 2022.  This hospital that is expected to have a 1800 beds capacity is also expected to have a nursing home within its premises

Kampung Admiralty

The Kampung Admiralty that is expected to be completed and ready for use by the year 2017 is a one stop center containing everything from shopping plaza, facilities for the young and elderly as well as residential areas.

Sun Plaza

This plaza was upgraded in 2015 with addition o retail spaces. Found within the mall are a public library and a food court.

Canberra Park

Renovation works on the Canberra Park ended in 2015 and the park was reopened thereafter. New facilities like the tai chi corner were added but what immediately stands out is the new playground that is the first All inclusive playground ever in Singapore which allows for visually impaired and other disabled children to use the facilities at the playground.

Canberra Plaza

The Canberra plaza expected to be completed come 2019 is a three storey hub that contains everything a homemaker needs. From restaurants, supermarket to clinics it is a one stop shop and great for those who work most of the day.  The fact that it is located close to the Canberra MRT station means it will definitely become the best place for commuters to do their shopping before they catch their train.

Sembawang Shopping Centre

This is a great local destination for family outings given that it has everything from restarants to retail shops. Activites at this shopping mall are definitely going to increase once the Canberra MRT station goes operational

North-South Expressway

The North South Expressway is going to be the first expressway in Singapore with dedicated lanes for buses, cyclist and pedestrians. This 21.5km highway is expected to go through areas like Sembawang, Bishan and Ang Mo Ko. It is expected that thanks to this expressway, commuters will be able to reach home or offices faster especially during peak hours

Thomson-East Coast Line

Beginning from 2019, the opening of the Thomas East Coast Line will be phased. Thanks to this line two additional Woodlands North and South will be opened. Thanks to the Thomas East Coastline and the additional MRT stations, residents of areas like Marina Bay will be able to commute directly through and from their neighbourhoods. Also it will become easier for visitors to the zoo to get to the zoo using the MRT station at springleaf.

Canberra MRT Station

The Canberra MRT station is slated to be completed by the year 2019. Once completed, it will provide a faster way for commuters between Sembawang and Yishun to travel faster by skipping the need to use buses to the MRT stations.

Cross border rail link

The cross border rail ink is going to provide a better commuting experience for cross border travelers. The planned Rapid Transit System will ink North MRT station in Woodland directly to areas like Johra Bahru. Visitors from Malaysia can spend quality time at the bus interchange with its many offices and eateries.

Sembawang Sports and Community Hub

There are plans to build a sports and community hub in Sembawang to be completed in 2018. This hub located very close to the planned visionaire neighbourhood will contain facilities like swimming pools, and centers for the young an elderly.

There is obviously going to be a big transformation in the North of Singapore beginning the 2018. All these construction works are going to be beneficial to the residents in North Region and population will increase. 


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.

Residents enjoy living in EC with the lush greenery and Woodlands transforming itself, residents will have 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.

With the new private condominiums in the vicinity transacting at about S$1000 psf, EC is a value buy as it will be 20-30% more affordable than other developments around.

With the Northern Region of Singapore transforming into a life-style and commercial hub, the attractive pricing of EC in Woodlands Avenue 12 being 20-30% more affordable than other new private condominiums within the vicinity, will offer a significant upside for its homebuyers.


SINGAPORE — A plot of land for executive condominium (EC) development drew the lowest bid in three-and-a-half years at the close of its sale tender yesterday in a sign of persistent softness in the market for the hybrid public-private housing type.

The 133,346 sq ft site in Woodlands Avenue 12 attracted seven bids, with the top bid price of S$103.8 million, or about S$278 per sq ft per plot ratio (psfppr), submitted by Hao Yuan Investment, the Housing and Development Board (HDB) said.

The 99-year leasehold site has a plot ratio of 2.8 and can yield a maximum gross floor area of 373,370 sq ft or about 390 dwelling units, said the HDB.

Property agency SLP’s executive director of research and consultancy Nicholas Mak noted that the top bid was the lowest for EC land since July 2011, when a Punggol Way site was sold for S$270 psfppr. That site was later developed into Twin Waterfalls.

Mr Chris Koh, director of property consultancy Chris International, said: “Interest in ECs has been rather lukewarm recently and units are moving at a slower pace. Buyers today are spoilt for choice because of supply, so developers have to take that into account when bidding.

“Not forgetting that HDB upgraders now have to pay resale levy to buy ECs and the slew of other measures such as 30 per cent MSR (mortgage servicing ratio) imposed on EC buyers,” he added.

EC developers are also allowed to launch units for sale only 15 months after securing land or the completion of physical foundation work, whichever is earlier.

The Woodlands site is the last of the three EC plots on the Confirmed List of the Government Land Sales (GLS) Programme for the second half of last year. The previous tenders for a site at the junction of Sembawang Road and Canberra Link, and another in Anchorvale Crescent received only two and three bids, respectively.

“The number of bids for the tender … indicates that developers are still interested to acquire EC land parcels, provided the price is attractively low,” Mr Mak said, adding that the limited EC land supply under the current GLS programme might have spurred developers to come forward.

“As the Government is offering only one EC land parcel on the Confirmed List of the first half of 2015’s GLS Programme and hence limiting the future supply of ECs, some developers could be getting less worried about a glut in the EC market 15 months down the road,” he added.

Ms Chia Siew Chuin, director of research and advisory at Colliers International, said the break-even price for the Woodlands EC project is estimated at S$620 psf, while the selling price may range from S$650 to S$700 psf.


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