SkyPark Residences
D27 - Sembawang / Yishun
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Key milestones for SkyPark Residences.
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Why SkyPark Residences
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Sembawang Primary 144m away
Sembawang Primary School is about 144m from the development - the closest school placement in this portfolio, and roughly a two-minute walk. Sembawang Secondary is about 331m and Canberra Primary about 827m. For a family with young children, that distance is the practical core of the case.
Sembawang MRT 478m, and Sun Plaza 392m
Sembawang station on the North-South Line is about 478m away, and Sun Plaza, with its supermarket and retail, is about 392m. Sembawang Shopping Centre is about 646m. The essentials - train, mall, groceries - are all inside a five-minute walk.
Every unit is a three-, four- or five-bedroom
The 506 homes run from 148 three-bedrooms of 1,141 to 1,152 sqft through 60 three-bedroom premium units of 1,238 sqft, 150 four-bedrooms of 1,302 to 1,356 sqft, 30 four-bedroom premium units of 1,528 to 1,582 sqft, and larger formats up to 1,722 sqft. There are no one- or two-bedroom units at all.
Sold out, and bought almost entirely by residents
The development sold out in full - 506 of 506 units - at an average sale price of about $1,435 psf, and recorded buyer profiles show roughly 96.8 per cent Singaporean purchasers. That composition is what you would expect of a large-format EC in a family district, and it points to an owner-occupier building rather than an investor one.
Groceries at 388m and 390m
A FairPrice is about 388m away and a Prime Supermarket about 390m, with a further FairPrice at 548m and a Cold Storage at 648m. Sun Plaza and Sembawang Shopping Centre together cover the larger retail needs within the town.
An executive condominium, on EC terms
SkyPark Residences is a 99-year leasehold EC with tenure running from 18 March 2013, subject to HDB-administered conditions: a five-year minimum occupation period, resale restricted to Singaporeans and permanent residents until the tenth year, and full privatisation after that. Both milestones have long since passed.
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SkyPark Residences
D27 - Sembawang / Yishun
SkyPark Residences is a 506-unit executive condominium at Blk 1 Sembawang Crescent, District 27, developed by Oasis Development Pte Ltd and designed by Design Link Architects Pte Ltd. It comprises nine blocks of 15 storeys on a land area of about 21,716 sqm with a gross floor area of roughly 60,806 sqm at a plot ratio of 2.8. The 99-year lease runs from 18 March 2013, and the development obtained its Temporary Occupation Permit on 31 January 2017.
The unit mix is deliberately family-scaled, and there are no small units at all. The 506 homes comprise 148 three-bedroom units of 1,141 to 1,152 sqft, 60 three-bedroom premium units of 1,238 sqft, 150 four-bedroom units of 1,302 to 1,356 sqft, and 30 four-bedroom premium units of 1,528 to 1,582 sqft, with larger five-bedroom formats taking the total to 506 and unit sizes running up to about 1,722 sqft. That is an unusually uniform configuration: every household in the development has at least three bedrooms.
The sales outcome matched the design intent. The project sold out in full - 506 of 506 units - at an average sale price of about $1,435 psf, and recorded buyer profiles show around 96.8 per cent Singaporean purchasers, with a rental yield in the region of 3.2 per cent. For a large-format executive condominium in the north, that buyer composition indicates an owner-occupier community rather than an investor building.
The location is Sembawang town, and the amenity is close. Sembawang MRT station on the North-South Line is about 478m away, Sun Plaza about 392m and Sembawang Shopping Centre about 646m, with a FairPrice at 388m and a Prime Supermarket at 390m. On schooling, Sembawang Primary School is about 144m - effectively next door - and Sembawang Secondary about 331m, with Canberra Primary about 827m and Wellington Primary about 874m. The facilities are arranged as nine 15-storey blocks over basement car parks, with a swimming pool, communal facilities and themes including a cascade stream, meditation garden, tai chi courtyard, zen garden and sun deck.
The Developer
Backed by Oasis Development Pte Ltd.
Oasis Development Pte Ltd
SkyPark Residences was developed by Oasis Development Pte Ltd, with Design Link Architects Pte Ltd as architect. It is a single-purpose development vehicle rather than an established developer with a continuing Singapore residential pipeline, formed for this 506-unit executive condominium site in Sembawang.
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Why SkyPark Residences Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Sembawang is a mature northern town that benefits from one of the stronger structural positions in the north: a North-South Line station serving the town, the Woodlands Regional Centre and the Johor Bahru-Singapore Rapid Transit System Link to the north-west, and the Seletar Aerospace Park employment cluster to the east. Sembawang MRT station is about 478m from the development - a six-minute walk - which places Central Sembawang station, Yishun, Bishan and the city on a direct line. Sun Plaza at about 392m and Sembawang Shopping Centre at about 646m supply the town's retail, with Sembawang Park, the coastline and the Sembawang hot spring area providing outdoor amenity that dense towns rarely have. Road access via the Sembawang Road and the Seletar Expressway is straightforward, and the Woodlands Checkpoint and the future RTS Link at Woodlands North are within the wider northern corridor. The main limitation is that this is a far-north location, roughly 20km from the city centre, so commuting times are long and the tenant and buyer pool is more local than central districts see.
Amenities & Lifestyle
The essentials are genuinely walkable. Sembawang Primary School is about 144m away and Sembawang Secondary about 331m, so children in the household could walk to school. A FairPrice is about 388m and a Prime Supermarket about 390m, with further supermarkets at 548m and 648m, and Sun Plaza at about 392m covers mall retail, dining and services. Sembawang Shopping Centre at about 646m adds another option, and the town centre includes the polyclinic and community facilities. Canberra Primary at 827m and Wellington Primary at 874m widen the school options, with Canberra Secondary about 1.1km. Within the development, the facilities are spread across nine blocks and include a swimming pool, an arrival court with a jet fountain, a cascade stream, meditation garden, tai chi courtyard, zen garden, sun deck, spa facilities and a children's play area - a programme suited to the family household profile the unit mix creates.
Rental & Investment
The rental market in Sembawang is more local than the city-fringe districts, and that shapes both the achievable rent and the tenant profile. The base is families who want the school proximity and the large unit sizes, staff working in the northern industrial estates and the Sembawang shipyard and naval cluster, and Woodlands and Yishun-based professionals. The proximity of Sembawang Primary at 144m and Sembawang Secondary at 331m is a genuine draw for family tenancies. During the executive condominium minimum occupation period the units could not be rented out in full, so the rental market here only matured after the ten-year mark; approximately 3.2 per cent gross yield is the recorded level. The constraints are distance from the city, which narrows the expatriate and CBD-commuter pool, and the substantial HDB supply in Sembawang, Canberra and Yishun, which competes on price. The large unit sizes are the differentiating feature - three-, four- and five-bedroom formats at 1,141 to 1,722 sqft are difficult to find in newer north-region supply.
Area Transformation
Sembawang has completed most of its structural change and is now a settled town with a distinct character. It developed through the 1990s and 2000s as one of Singapore's newer northern towns, with the North-South Line station a central part of that build-out, and it retains a degree of separateness from the rest of the island because of the coastline, the former naval base heritage at Sembawang Park and the Sembawang shipyard. The more recent change has been in Canberra to the east, where a new MRT station and Canberra Plaza arrived in 2019 and a substantial new HDB and executive condominium cluster has been built - that has added population and amenity to the wider area and supported the town's retail. Looking forward, the largest changes affecting Sembawang are the growth of the Woodlands Regional Centre and the Johor Bahru-Singapore Rapid Transit System Link, which will substantially improve northern cross-border connectivity and add employment, and the continued expansion of the Seletar Aerospace Park cluster. Closer to home, the expectation is incremental - town renewal, the ageing of surrounding HDB blocks and gradual improvements to park and community facilities. This is a mature northern town, not one awaiting a catalyst.
SkyPark Residences â Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average â below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing â top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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 |  |  |  |  |  | |
| Tenure | 99 Years Commercing From 4 Nov 2024 | 99 years from 18 Dec 2023 | 99 Years wef 15 July 2024 | 99 years leasehold w.e.f. 19 December 2022 | 99 years from 19 September 2022 | 99 Years |
| TOP | Q3/Q4 2028 | Mar 2030 | 2H 2029 | 2H 2026 | Q2 2027 | Q1 2029 |
| 1 BR | 1 Bedroom $1,320,000 517 - 689 sqft $1,916 psf | 1 Bedroom $1,288,000 - $1,438,000 538 sqft $2,394 - $2,673 psf | ||||
| 2 BR | 2 Bedroom $1,800,000 - $1,830,000 700 - 732 sqft $2,459 - $2,586 psf | 2 BEDROOM COMPACT $1,339,000 - $1,360,000 560 sqft $2,391 - $2,429 psf 2 BEDROOM PREMIUM $1,435,000 - $1,539,000 646 sqft $2,221 - $2,382 psf 2 BEDROOM with HS $1,444,000 - $1,564,000 689 - 700 sqft $2,096 - $2,270 psf 2 BEDROOM with HS & STUDY $1,503,000 - $1,506,000 721 sqft $2,085 - $2,089 psf 2 BEDROOM with STUDY $1,517,000 - $1,816,000 721 sqft $2,104 - $2,519 psf | ||||
| 3 BR | 3 Bedroom Premium $1,985,963 - $2,114,157 990 sqft $2,006 - $2,136 psf | 3 Bedroom@Conserved Building v Balcony/PES $2,732,000 - $2,806,000 1,259 sqft $2,170 - $2,229 psf 3 Bedroom+Study+Utility $2,732,000 - $2,806,000 1,259 sqft $2,170 - $2,229 psf | 3 Bedroom $2,279,000 - $2,355,000 915 - 958 sqft $2,435 - $2,516 psf | 3 BEDROOM FLEXI $2,059,000 - $2,100,000 872 sqft $2,361 - $2,408 psf 3 BEDROOM PREMIUM $2,087,000 - $2,470,000 990 - 1,023 sqft $2,040 - $2,459 psf 3 BEDROOM with STUDY $2,516,000 - $2,695,000 1,152 - 1,173 sqft $2,184 - $2,339 psf | ||
| 4 BR | 4 Bedroom Compact $2,296,857 - $2,324,298 1,163 - 1,173 sqft $1,975 - $1,981 psf 4 Bedroom Premium $2,653,994 - $2,687,147 1,324 sqft $2,005 - $2,030 psf 4 Bedroom Standard $2,367,036 - $2,457,633 1,216 sqft $1,947 - $2,021 psf | 4 BEDROOM PREMIUM + STUDY $2,643,000 - $2,877,000 1,313 - 1,335 sqft $2,013 - $2,163 psf | 4 BEDROOM COMPACT $2,448,000 - $2,790,000 1,152 sqft $2,125 - $2,422 psf 4 BEDROOM PREMIUM $3,181,000 - $3,363,000 1,378 sqft $2,308 - $2,440 psf | |||
| 5 BR | 5 Bedroom $3,224,000 - $3,506,000 1,453 - 1,475 sqft $2,219 - $2,413 psf | 5 BEDROOM with PRIVATE LIFT $3,888,000 - $4,141,000 1,658 - 1,679 sqft $2,345 - $2,498 psf |
