Sembawang put two of the cheapest 4-room flats of the whole June 2026 BTO exercise on the table. Sembawang Portico and Sembawang Brook offer a combined 2,035 Standard flats in the maturing Sembawang North precinct, with 4-room units indicatively priced from $302,000 before any grant and both projects ready in under three years. For a first-timer couple who qualifies for the full Enhanced CPF Housing Grant, the net entry price can fall well below $250,000. This guide breaks down the price per flat type, the grant stack, the waiting times, and how these new flats stack up against nearby resale, using the official HDB pricing released on 16 June 2026.
The June 2026 Build-To-Order exercise released 6,952 flats across seven projects in five towns. Sembawang took the largest single-town share with 2,035 units split across two adjacent Standard projects on the Sembawang North side of the town.
Both projects are classified Standard under the Standard-Plus-Prime framework, so they carry the plain 5-year Minimum Occupation Period and no subsidy clawback or resale restriction once the MOP is served. That matters: a Standard flat is the most liquid of the three classes when you eventually sell. If the Standard, Plus and Prime labels are new to you, the HDB BTO guide walks through how each class changes resale rules and grant amounts.
The figures below are HDB's indicative price ranges excluding grants, based on 99-year leases. Actual prices vary with floor, facing and unit size at selection. Prices include floor finishes, internal doors and sanitary fittings; HDB also publishes lower 'bare' prices that strip those out.
Sembawang Brook undercuts Portico on the 4-room and 5-room tiers, which is unusual for two neighbouring projects and worth noting if budget is tight. Brook is also the only one of the two offering 3Gen flats for multigenerational households.
| Flat type | Size (sqm) | Sembawang Portico | Sembawang Brook |
|---|---|---|---|
| 2-room Flexi (Type 1) | 40 | $142,000 - $184,000 | $139,000 - $187,000 |
| 2-room Flexi (Type 2) | 48 | $157,000 - $225,000 | $164,000 - $218,000 |
| 3-room | 69 | $250,000 - $344,000 | $257,000 - $333,000 |
| 4-room | 93 | $320,000 - $437,000 | $302,000 - $428,000 |
| 5-room | 113 | $465,000 - $579,000 | $420,000 - $571,000 |
| 3Gen | 120 | Not offered | $468,000 - $567,000 |
The headline price is not the cheque you write. First-timer couples can draw an Enhanced CPF Housing Grant of up to $120,000, scaled by household income; first-timer singles buying a 2-room Flexi can draw up to $60,000. The EHG is income-tested on a sliding band, so a couple earning around $4,500 a month lands near the top of the schedule. You can check the exact band against your income with the official EHG rules.
Worked example: a first-timer couple buying a mid-floor 4-room at Sembawang Brook around $360,000, drawing $50,000 to $80,000 EHG depending on income, brings the effective price into the $280,000 to $310,000 zone before counting the loan. Run your own number through the BTO affordability calculator to see the monthly repayment and cash-versus-CPF split.
On financing, you choose an HDB concessionary loan at 2.6% (pegged to the CPF Ordinary Account rate plus 0.1%) or a bank loan. The trade-offs sit in the HDB loan vs bank loan comparison; the short version is that the HDB loan needs a smaller cash downpayment and is more forgiving on default.
The strongest value case for these launches is the gap against resale. HDB's own resale comparables (about 93 years of lease left) show recent Sembawang transactions well above the new-flat ceiling.
A new 4-room at Brook tops out at $428,000 against resale comparables of $600,000 to $680,000. You give up location flexibility and wait under three years, but you pocket a six-figure discount and a fresh 99-year lease. If you would rather buy resale and move in now, weigh the two paths with the BTO vs resale comparison.
| Flat type | New (Portico / Brook) | Resale comparable |
|---|---|---|
| 3-room | $250k-$344k / $257k-$333k | $500,000 - $528,888 |
| 4-room | $320k-$437k / $302k-$428k | $600,000 - $680,000 |
| 5-room | $465k-$579k / $420k-$571k | $685,000 - $820,000 |
The honest catch is connectivity. Both plots sit a brisk walk or short bus ride from Sembawang MRT on the North-South Line, and there is no station planned at the doorstep yet, which is part of why February 2026 Sembawang launches drew some of the softest application rates in recent exercises. Softer demand means better ballot odds for a buyer who can live with the commute.
The upside is the pipeline. Amenities planned within the precinct include an eating house, minimart, shops, preschools and a residents' network centre, alongside existing draws like Bukit Canberra, Sun Plaza, Sembawang Park and the Sembawang Park Connector. Schools in the catchment include Canberra Primary and Secondary, Endeavour Primary, Northoaks Primary and Wellington Primary. The government has also flagged a long-term Sembawang waterfront district, which is a multi-year bet rather than a today benefit.
One quiet feature for first-timer couples buying near family: the Proximity Housing Grant adds up to $30,000 if you buy a resale flat within 4km of your parents, but it does not apply to BTO purchases, so factor it only into a resale alternative. For a BTO at Brook or Portico the grant stack is EHG only. Either way, secure your HFE letter early next time round, since it gates both the application and the grant assessment.
If price and a short wait rank above location, Sembawang North is one of the strongest value picks of 2026. The 4-room ceiling sits below $440,000, the wait is under three years, and softer demand improves your ballot odds versus central towns where five-figure crowds chase a few hundred Plus units.
If your work or family anchors you near the city or you need a doorstep MRT today, the connectivity gap is real and a different launch or a resale flat may suit you better. Map your monthly repayment against income first, then decide; the affordability number, not the headline price, is what determines whether a flat is actually within reach.
BTO eligibility has not changed for this exercise. You apply as a family nucleus or, for 2-room Flexi, as a single aged 35 and above, and you must meet the relevant income ceiling and citizenship rules before HDB issues your HFE letter.
HDB's indicative price excluding grants is $320,000 to $437,000 at Sembawang Portico and a cheaper $302,000 to $428,000 at Sembawang Brook. After an Enhanced CPF Housing Grant of up to $120,000 for eligible first-timer couples, the effective price can fall meaningfully lower depending on household income.
Both are Standard projects in Sembawang North launched in June 2026. Portico has 875 units and a 31-month wait; Brook has 1,160 units, a 33-month wait, is generally cheaper on 4-room and 5-room flats, and is the only one of the two offering 3Gen flats for multigenerational families.
Both Sembawang Portico and Sembawang Brook are Standard flats. That means a plain 5-year Minimum Occupation Period with no subsidy clawback and no resale or rental restrictions after the MOP, which keeps them the most liquid of the three flat classes when you eventually sell.
Yes, by a wide margin in 2026. HDB's resale comparables put recent 4-room Sembawang transactions at $600,000 to $680,000, while a new 4-room here tops out at $437,000. You trade an under-three-year wait and less location choice for a six-figure discount and a fresh 99-year lease.
This is general financial information for Singapore, not personal financial advice. Figures change — verify current rates against the official sources above before acting. See our full disclaimer.