North Singapore Property Market: What Buyers and Sellers Should Know in 2025

North Singapore, covering Woodlands, Sembawang, Yishun, and now Canberra, has been one of the more interesting parts of the market to watch over the past couple of years. Here's my honest read on what's been happening and what it means for buyers and sellers.

HDB resale: still active, but buyers are more selective

HDB resale volumes in the North have remained steady, supported by a combination of upgraders from older estates, buyers priced out of more central areas, and families attracted by the larger flat sizes that this region tends to offer.

That said, buyers are more discerning than they were in 2021 to 2022. Units that are over-priced relative to recent transactions are sitting longer. Units that are priced right, especially those in good condition on mid-to-high floors, still move within a few weeks.

Cash Over Valuation (COV) has moderated. Some buyers are still paying above valuation, but the days of $50,000 to $80,000 COV as a standard expectation are largely over for most unit types. Realistic pricing is more important than ever.

Canberra: still the growth story in the North

Canberra continues to attract buyers looking for newer HDB developments with more modern layouts and facilities. The completion of Canberra MRT and the development of the surrounding town has added genuine amenity, and prices in this sub-area have reflected that interest.

If you're a buyer considering North Singapore, Canberra is worth a closer look, particularly for families who want newer flats with good MRT access.

Woodlands: RTS is the long-term play

The upcoming Johor Bahru-Singapore Rapid Transit System (RTS Link) has added a new dimension to Woodlands. For buyers with cross-border ties or who anticipate that JB connectivity will add value, Woodlands is arguably more interesting today than it was five years ago.

It's a long-term bet, and I'd caution against buying purely on RTS speculation. But if you were already considering Woodlands for lifestyle reasons, the RTS is a genuine bonus, not a marketing gimmick.

Sembawang: steady, underappreciated

Sembawang doesn't get as much press as its neighbours, but it consistently offers value, particularly in the landed and larger HDB segment. Proximity to Sembawang MRT, the beach, and a genuinely residential feel make it attractive for families who want space and quiet without paying condo prices.

What I'm seeing on the ground

For sellers: correct pricing is your most important decision. Buyers in the North are well-informed, most have already checked recent transacted prices on HDB's resale portal before they call.

For buyers: the North remains one of the best value propositions in Singapore for families who want size, greenery, and connectivity without paying central-region prices. The question is which estate and which unit type suits your 5 to 10 year plan.

If you'd like a more specific read on your area or unit type, I'm happy to talk it through. **8787 6800**.