Springhill at Sembawang Walk: Landed Living in a Changing North
Updated 2026-10-23
Springhill is a 115-unit cluster housing estate at 2 Sembawang Walk offering landed-style homes within walking distance of two MRT stations. With Sembawang North and the shipyard waterfront redevelopment taking shape nearby, here is what buyers and sellers should know about the development today.
What is Springhill condo and who is it for?
Springhill is not a conventional condominium. It is a 115-unit cluster housing development of terraced houses on a 99-year lease that commenced in 2002, leaving roughly 75 years on the title. Completed around 2008 by Beautiful Hill Pte Ltd and designed by ADDP Architects, the estate sits at 2 Sembawang Walk in District 27, directly opposite Sembawang Shopping Centre.
Units are large-format homes, typically four to five bedrooms across three storeys. The average size on current listings is about 2,938 square feet, which is considerably more space than a typical condominium in the north. Shared facilities include a swimming pool, wading pool, gymnasium, clubhouse, BBQ pits, spa, and 24-hour security. The buyer profile reflects its appeal to families upgrading from public housing: historically, close to 58 per cent of purchasers were previously HDB residents.
Is Springhill for sale at a reasonable price?
There are currently 10 active listings at Springhill on Hombble, split evenly between units marketed as condominiums and those listed as landed. The average asking price sits at S$2,591,589, working out to about S$883 per square foot.
For context, recent transacted prices recorded by EdgeProp ranged from S$729 to S$847 per square foot over the past year, with the most recent sale in July 2026 closing at S$847 psf for a 3,046-square-foot unit. Gross rental yield for the estate runs at roughly 3.8 per cent, with rents in the range of S$2.40 to S$2.90 per square foot per month. The lease decay is worth noting for anyone planning to hold long term: CPF withdrawal limits and mortgage eligibility tighten progressively once a 99-year lease drops below certain thresholds.
Transport: how far is Springhill from the MRT?
Canberra MRT station on the North-South Line is about 780 metres from the estate, roughly a ten-minute walk. Sembawang MRT is slightly further at around 980 metres. From Canberra station, the ride to Orchard takes about 25 minutes and Raffles Place about 35 minutes, making it a workable daily commute for CBD office workers.
The nearest bus stop is opposite Sembawang Shopping Centre, about 50 metres from the development entrance, serving several routes along Sembawang Road and Canberra Link. For car owners, the estate has good access to the Seletar Expressway and Central Expressway via Sembawang Road.
Schools and daily amenities near Sembawang Walk
Sembawang Primary School is roughly 520 metres from the estate, placing Springhill within the one-kilometre priority enrolment zone. Sir Manasseh Meyer International School is even closer at about 460 metres. Sembawang Secondary School and Ahmad Ibrahim Secondary School are both under a kilometre away.
For daily needs, Sembawang Shopping Centre sits directly across the road with a Cold Storage supermarket, food court, and retail shops. Canberra Plaza and Sun Plaza are both a short drive or bus ride away. FairPrice and Prime Supermarket branches are also nearby for grocery runs.
What is changing in the Sembawang area?
Sembawang is in the middle of a significant transformation. Sembawang North, a 53-hectare housing precinct announced in late 2024, will deliver about 10,000 new homes when fully built out, comprising roughly 8,000 BTO flats and 2,000 private units. Early launches such as Sembawang Beacon (775 units, July 2025) and Sembawang Deck (777 units, February 2026) are already underway.
The larger change is the Sembawang Shipyard waterfront redevelopment. As shipyard operations wind down from 2028, the URA Draft Master Plan 2025 earmarks the site for a mixed-use waterfront precinct with new residential estates, commercial space, and public promenades along the coast. A new sports complex is also planned for Sembawang New Town, and a new Executive Condominium of about 265 units is expected near Canberra MRT.
For existing Springhill owners, the incoming population and infrastructure raise the prospect of stronger rental demand and improved amenities in the medium term. For buyers, it means the neighbourhood is still being built out, and the full picture of what Sembawang becomes will only be clear over the next five to ten years.