Admiralty Walk EC site may draw up to four bids

Analysts expect developers to bid cautiously due to the site’s distance from the MRT station.

The Housing and Development Board has launched an executive condominium site at Admiralty Walk for public tender.

The site can yield about 450 homes and is one of nine Confirmed List sites under the first-half 2026 Government Land Sales Programme. The tender will close at noon on 17 December 2026.

Property analysts expect moderate competition for the plot, citing its location more than 1km from Sembawang MRT station, limited immediate amenities and proximity to industrial areas.

PropNex expects the site to receive three to four bids, with the highest offer ranging from $590 to $640 per square foot per plot ratio.

Realion forecasts up to three bidders and a top bid of $600 to $700 psf ppr, whilst Huttons expects up to three bids at between $530 and $630 psf ppr.

Analysts said recent EC policy changes could also make developers more cautious. These include a longer 10-year minimum occupation period, the allocation of 90% of units to first-time buyers and an extended two-year priority period for first-timers.

Relatively subdued application rates for recent Sembawang North build-to-order projects may also point to more selective buyer demand and a potentially longer sales period for the future EC project.

However, the site is next to Northoaks Primary School and has frontage along Sungei Sembawang. Future amenities from surrounding developments and the planned transformation of Sembawang Shipyard into a mixed-use waterfront district could strengthen the area’s appeal over the longer term.

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