The Housing and Development Board (HDB) has launched a new executive condominium (EC) site at Senja Close as part of the Government Land Sales (GLS) programme for the first half of 2025. This land parcel is expected to yield around 295 residential units. With few new ECs in Bukit Panjang, strong demand is likely when the project is launched for sale.
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What to expect from the new Senja Close EC?
The Senja Close EC site in Bukit Panjang covers 10,159.2 square metres (sqm). It has a maximum Gross Floor Area (GFA) of 30,478 sqm and a gross plot ratio of 3.0. The development will have a 99-year lease, which is standard for EC projects.
A childcare centre will be part of the development, occupying at least 500 sqm and catering to up to 100 children. Given the planned Chinese temple nearby, developers will need to design the EC thoughtfully. This could mean positioning units away from the temple or incorporating buffer zones such as car parks or green spaces.
With an expected 295 units, the upcoming Senja Close project will be a relatively compact EC. While it’s not next to an MRT station, Jelapang LRT is within walking distance, linking residents to the Bukit Panjang Integrated Transport Hub and the Downtown Line (DTL). This ensures easier commutes to other parts of Singapore.
Although the location is on the fringe, it remains relatively convenient. Senja Hawker Centre is a quick walk away, along with plenty of heartland shops and eateries. Sheng Siong supermarket sits within a nearby HDB cluster. Additionally, Greenridge Shopping Centre is also close by, providing easy access to groceries and daily necessities.
It may not be the most exciting spot, but for those who prefer having everything within their neighbourhood, this EC could be a practical choice. Residents will also be near malls like Junction 10, Bukit Panjang Plaza, and Hillion Mall, offering a variety of retail and dining options.
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Analysts: Senja Close GLS site could fetch up to S$235M bid
Property analysts expect the Senja Close site to receive multiple bids from developers due to strong demand for new ECs. Experts estimate the land price could range between S$600 and S$715 per square foot per plot ratio (psf ppr), with a top bid of around S$230 to S$235 million.
The lack of new EC launches in Bukit Panjang is driving the interest. The last EC project in the area, Blossom Residences at Segar Road, was launched in 2011. There have been no new EC developments since then.
Other than the pent-up demand, another factor that could boost the interest for this upcoming EC along Senja Close is the number of potential HDB upgraders. Around 9,000 4- and 5-room HDB flats in Bukit Panjang and Choa Chu Kang have recently completed their Minimum Occupation Period (MOP), creating a large pool of buyers looking to upgrade to private housing.
However, some analysts caution that developers may prefer other GLS sites with relatively more central locations. While the Senja Close site is expected to perform well, upcoming EC sites in Woodlands Drive 17 and Sembawang Road may attract stronger interest due to their better accessibility to MRT stations and the city centre.
The tender for the Senja Close GLS site will close on August 5.
Upcoming EC sites under the 1H2025 GLS programme
The Senja Close EC is one of three EC plots on the confirmed list of the 1H2025 GLS programme. In total, 5,030 private housing units will be released in the first half of 2025, with 980 of these being ECs. Besides Senja Close, two more EC sites in Woodlands Drive 17 and Sembawang Road will be launched later in the year.
Woodlands Drive 17 EC
This upcoming EC site set to launch in April 2025 sits next to the Singapore Sports School, though the school is set to relocate to Kallang in the future. It is one of the more conveniently located plots in Woodlands, with an estimated 420 units planned.
Its most attractive selling point is the proximity to Woodlands South MRT station on the Thomson-East Coast Line (TEL), making it one of the rare ECs within walking distance of a train station. Just one stop away is Woodlands MRT, where residents can easily access Causeway Point Mall and the North-South Line (NSL).
The location also offers easy access to amenities such as the HDB-run Vista Point Mall and several well-regarded schools. Innova Primary, Woodgrove Primary, Christ Church Secondary, and Woodgrove Secondary are all expected to fall within a 1-kilometre radius.
Given the strong demand for ECs near MRT stations, this upcoming Woodlands Drive 17 EC is expected to gain significant interest from the market.
Sembawang Road EC
The upcoming EC along Sembawang Road will offer around 265 new homes. It may come as a surprise that another EC is being added to Sembawang, given the existing ECs like Parc Canberra, The Visionaire, The Brownstone, and Provence Residence.
However, unlike the earlier projects, this new EC site that is launching in May 2025 sits farther from Canberra MRT station. Instead, its main draw could be its proximity to Sembawang Hot Spring Park, a unique feature that other ECs in the area do not have.
Residents will also have access to Sembawang Shopping Centre and the well-known Chong Pang Market and Food Centre, though these amenities are better reached by a short bus ride rather than on foot.
For nature lovers, the area offers plenty of green spaces, but beyond that, it does not yet stand out as a particularly game-changing location.
Strong EC demand in Singapore
Looking back at past projects, the last four EC launches saw strong demand, with more than half of the units sold at launch weekends. Sales could have been even higher without the 30% quota for second-time buyers at launch. The most recent launch of Aurelle at Tampines alone saw 90% of its units snapped up.
Right now, fewer than 150 EC units are available across Singapore. Even with new projects coming up at Plantation Close (Otto Place EC) and Jalan Loyang Besar, the supply may still not be enough to meet demand. This further fuels analysts’ confidence in how the upcoming Senja Close EC will significantly attract both developers and homebuyers alike.
Looking for new launch ECs in 2025? Check your options here.
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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