North Side - (Going To Be) Best Side?
During the National Day Rally 2025, Prime Minister Lawrence Wong unveiled bold plans under the URA Draft Master Plan 2025 to rejuvenate Kranji, Sembawang, and Woodlands.
As a real estate professional, I see these announcements not just as urban renewal projects, but also as major catalysts for property values in the northern corridor. Let me break down the impact and highlight current opportunities in the market.
Kranji: From Turf Club to 14,000 Homes
The former Turf Club site will be redeveloped into a housing estate with about 14,000 new public and private homes.
A new Sungei Kadut MRT interchange will connect the North–South and Downtown lines.
Surrounded by Mandai Wildlife Reserve, Rail Corridor, and waterways, Kranji will be positioned as a green and connected township.
💡 My take: Just like how Punggol transformed over two decades, early buyers in Kranji stand to benefit from capital appreciation as amenities and infrastructure mature.
Sembawang: Heritage Shipyard into Waterfront Living
The historic Sembawang Shipyard will become a vibrant waterfront hub, blending preserved heritage with modern homes, retail, and dining.
Iconic features like the dry dock will be retained as community landmarks.
💡 My take: Waterfront developments in Singapore have always commanded a premium. Sembawang’s transformation could spark strong interest, with homes here seeing sustained price growth over the long run.
Woodlands: Northern Gateway to Growth
Anchoring the Johor–Singapore Special Economic Zone (SEZ), Woodlands will benefit from 20,000 skilled jobs created through 50 cross-border initiatives.
The upcoming RTS Link to Johor Bahru will enhance accessibility.
Around 4,000 flats at “Housing by the Woods” near Admiralty Park and more along the waterfront will be introduced.
💡 My take: Job creation and improved connectivity drive demand. Expect both rental yields and resale values in Woodlands to strengthen, especially for homes near the RTS Link and SEZ cluster.
Opportunities Already in the Market
While these masterplan projects will take years to materialize, we’re already seeing northern launches that signal where the market is heading:
1. Canberra Crescent Residences (District 27, Sembawang)
A rare low-density project with ~376 units by Kheng Leong & Low Keng Huat.
Just a 5-min walk to Canberra MRT, with the upcoming North–South Expressway further boosting connectivity.
Achieved 40% sales on launch weekend, with an average price of ~$1,974 PSF.
💡 Why it matters:
The entry price is very attractive compared to other OCR launches in 2025, making this project stand out for buyers seeking value.
Compared with surrounding resale condos in Sembawang and Canberra, the price gap is surprisingly narrow. Buyers are essentially paying close to resale quantum but securing a brand-new condo with a fresh 99-year lease and modern facilities.
The price tag is also almost equivalent to a brand-new EC, yet this is a private condo with no MOP (Minimum Occupation Period)—giving buyers far greater flexibility in renting out or exiting earlier.
✅ This combination makes Canberra Crescent Residences a very safe buy—low entry risk, high long-term upside, and immediate appeal for HDB upgraders who want to move into a private condo at today’s prices before northern transformation plans further lift values.
2. Springleaf Residence (Upper Thomson)
Developed by GuocoLand & Hong Leong, offering ~941 luxury units across five towers plus a conserved heritage block.
Located just under 100m from Springleaf MRT (TEL), linked via a fully sheltered walkway—a rare convenience in the area.
Surrounded by nature parks and reservoirs, blending urban comfort with greenery.
Achieved 92% sales at launch (870 out of 941 units snapped up), with an average price of ~$2,175 PSF.
💡 Why it matters: Despite launching at ~$2,175 PSF, Springleaf Residence was met with overwhelming demand, showing the strong appetite for MRT-connected projects in nature-centric locations. With limited new supply in Upper Thomson and such close MRT access, Springleaf offers buyers long-term value resilience, and may see further appreciation once surrounding amenities are built up.
My Closing Thoughts
The northern corridor is on the brink of a decade-long transformation, with Kranji, Sembawang, and Woodlands set to replicate the success stories of Punggol and Jurong.
Projects like Canberra Crescent Residences and Springleaf Residence are clear signals of the future direction—offering buyers a chance to get in early before the full impact of the Draft Master Plan 2025 is priced in.
For homeowners, this is the time to position yourself strategically. For investors, the north represents long-term upside, with strong fundamentals in connectivity, lifestyle appeal, and job creation.
✅ If you’re considering your next move, the key is to act before the transformation wave fully lifts property prices across the region.
