Singapore, 17 August 2026 – ETC is pleased to launch for collective sale a freehold residential site at 33 Sembawang Road, in the established Springleaf/Upper Thomson precinct. The site is offered for sale via public tender, which closes on 23 September 2026 at 3pm.
The freehold site is currently occupied by Hong Heng Garden, a part-3/part-4-storey development comprising 27 apartments and 4 shop units. This is the first collective sale launch for the property, following the successful attainment of the requisite 80% owners' consent.
Set within a predominantly low-rise residential enclave of landed houses, the site has a land area of 8,133.2 sq m (approximately 87,545 sq ft). It is located near to 30-ha of greenery and Upper Seletar Reservoir, offering immediate access to nature.
Under the URA Master Plan 2025, the site is zoned for “Residential” use with a plot ratio of 1.4, which can yield an estimated total gross floor area of about 11,386.38 sq m (approximately 122,563 sq ft).
The reserve price is S$130 million, which works out to a land rate of S$1,128 per sq ft per plot ratio, including a 7% bonus gross floor area.
Ms Swee Shou Fern (徐晓芬), Head of Investment Advisory at ETC, a member of Realion Group, says, “The launch of 33 Sembawang Road comes at an opportune time when demand for homes within the Outside Central Region (OCR) continues to remain strong and healthy. Location-wise, the Springleaf/Upper Thomson precinct is well-supported by the Thomson-East Coast Line, a wide range of lifestyle amenities and upcoming developments that will further enhance the vicinity’s connectivity and amenity offerings.”
The OCR residential market has remained resilient in recent years, supported by demand from owner-occupiers and upgraders seeking quality homes in well-connected suburban locations. New project launches in the OCR have delivered consistently strong performance. A recent benchmark for demand in the Springleaf/Upper Thomson precinct is the 99-year leasehold Springleaf Residence, which sold 92% of its units at an average price of S$2,175 per sq ft within the first 2 days of its launch in August 2025.
Ms Swee adds, "At the same time, reasonably-sized freehold redevelopment sites remain scarce in Singapore, making 33 Sembawang Road a rare acquisition opportunity for developers seeking to replenish their landbank. The site’s freehold tenure, palatable size and established location in the Springleaf/Upper Thomson precinct further strengthen its appeal.”
The site is set to benefit from the upcoming mixed-use development at Upper Thomson Road (Parcel A) GLS which will include 2,000 sq m of ground-floor commercial space, offering additional amenities to the area. The immediate surrounding area offers a range of lifestyle and recreational amenities, including Upper Seletar Reservoir Park, Springleaf Nature Park and Springleaf Park Connector, as well as cafes and boutique lifestyle shops along Upper Thomson Road and Sembawang Road. Major retail malls nearby include Causeway Point and Lentor Modern.
Access to other parts of the island is available via the main arterial roads and Seletar Expressway (SLE) which connects to the Bukit Timah Expressway, Central Expressway and the upcoming North-South Corridor. Springleaf MRT station on the Thomson-East Coast Line is a short walk away.