Hong Heng Garden En Bloc 2026 Freehold D26

The freehold Springleaf site could make way for up to 133 private homes, while owners may receive between S$2.1 million and S$14.7 million if the sale succeeds.

A quiet freehold development along Sembawang Road could be heading towards a very different future.

Hong Heng Garden has been launched for collective sale at a reserve price of S$130 million, opening the possibility that its existing apartments and shops could eventually make way for a new private residential development.

Located at 33 Sembawang Road in the Springleaf and Upper Thomson area, the property combines freehold tenure, a manageable redevelopment size and convenient access to nature and the Thomson-East Coast Line.

Its existing owners could also receive multimillion-dollar proceeds if a suitable buyer emerges and the transaction is completed.

The public tender will remain open until 3pm on 23 September 2026.

Completed in 1987, Hong Heng Garden is a part-three and part-four-storey freehold development comprising 27 residential apartments and four shops.

This is the property’s first collective sale attempt. According to marketing agent ETC, a member of Realion Group, the development has successfully secured the required consent from at least 80 per cent of its owners.

The site is being offered through a public tender, giving interested developers several weeks to examine its planning potential, acquisition cost and likely demand for a future residential project.

While its address is along Sembawang Road, Hong Heng Garden is more accurately described as being within the Springleaf and Upper Thomson precinct rather than Sembawang town.

The S$130 million reserve price works out to an estimated land rate of S$1,128 per square foot per plot ratio, or psf ppr.

This measurement allows developers to compare the cost of acquiring land against the amount of floor space that may potentially be constructed on it.

The reported calculation takes into account a 7 per cent bonus gross floor area and an estimated land betterment charge of approximately S$18 million.

The final development cost would also have to include financing, construction, professional fees, marketing expenses and other regulatory charges.

Occupying a freehold site of approximately 87,545 sq ft, Hong Heng Garden is zoned for residential development under the URA’s Master Plan 2025.

With a gross plot ratio of 1.4, the land yields an estimated gross floor area of around 122,563 sq ft.

Based on an assumed average unit size of 85 sq m, the site could potentially accommodate as many as 133 private homes.

That would represent a substantial increase from the 27 apartments and four shop units currently occupying the land.

However, the projected 133-home yield remains an early estimate.

It is not an approved development plan, and the eventual number of homes would depend on the developer’s design, unit mix, common facilities and approvals from the relevant authorities.

Owners May Receive Up to S$14.7 Million

The collective sale could provide Hong Heng Garden’s existing owners with proceeds ranging from approximately S$2.1 million to S$14.7 million.

The wide range reflects differences in the size and type of units within the development.

The final amount received by each owner would also depend on the approved method used to distribute the collective sale proceeds.

These sums remain conditional. Owners will only receive their respective proceeds if the tender attracts an acceptable offer, the sale is approved and the transaction reaches legal completion.

Hong Heng Garden sits within an established low-rise neighbourhood surrounded largely by landed homes and smaller residential developments.

Springleaf MRT station on the Thomson-East Coast Line is within walking distance, providing direct rail connections towards Woodlands, Orchard, Marina Bay and the eastern part of Singapore.

The location also offers access to several green spaces, including Springleaf Nature Park, Upper Seletar Reservoir Park and Springleaf Park Connector.

Together, these attractions may appeal to buyers seeking a quieter residential environment without giving up convenient public transport connections.

Residents can find cafés, restaurants and neighbourhood shops along Sembawang Road and Upper Thomson Road. Larger retail destinations such as Causeway Point and Lentor Modern are also accessible by car.

Road connectivity is supported by Sembawang Road and the Seletar Expressway, which links motorists to the Central Expressway and Bukit Timah Expressway.

The upcoming North-South Corridor is expected to improve connectivity within northern Singapore further.

The area is also set to receive additional amenities from the future mixed-use development at the Upper Thomson Road Parcel A government land sale site.

Plans for that project include residential units and ground-floor commercial space.

One reason developers may examine Hong Heng Garden is the recent sales performance of Springleaf Residence.

The 99-year leasehold development sold 92 per cent of its 941 units during the first two days of its launch in August 2025.

Its units achieved an average selling price of approximately S$2,175 psf, according to ETC’s market announcement.

The results suggest that buyers are willing to consider new private homes in the Springleaf and Upper Thomson area, particularly when projects offer MRT connectivity and access to nature.

However, Springleaf Residence should be treated only as a nearby market benchmark.

It is a much larger 99-year leasehold project, while Hong Heng Garden is a smaller freehold site.

Any future development would have its own construction costs, unit mix, facilities, positioning and launch conditions.

Market figures reported for the wider Upper Thomson and Springleaf area also showed a sizeable price difference between new and existing homes.

As of August 2026, new non-landed private homes recorded a median price of S$2,356 psf, compared with S$1,499 psf for resale properties and S$2,413 psf for sub-sale transactions.

Hong Heng Garden’s launch comes as Singapore considers changes to its collective sale framework.

Under the proposed changes to the Land Titles (Strata) Act, the consent threshold for a collective sale would be lowered from the current 80 per cent to 70 per cent for developments between 40 and 59 years old.

For those aged 60 years and above, only 65 per cent consent would be needed.

The Bill also introduces measures to better protect owners who object to a sale.

Among them are a tighter timeframe for collecting signatures, a greater level of initial backing before a collective sale committee can be established, and an extended waiting period after a failed sale attempt.

These remain proposed changes rather than rules already in force. Hong Heng Garden has secured the existing 80 per cent owners’ consent required for its current launch.

Separate changes to the Additional Buyer’s Stamp Duty regime will provide longer completion and sales periods for developers acquiring large collective sale sites capable of yielding at least 700 homes.

Those extensions would not apply to Hong Heng Garden based on its estimated yield of 133 homes. The revised timelines announced by the Ministry of Finance are intended for substantially larger redevelopment projects.

Interested developers have until 3pm on 23 September 2026 to submit their offers.

Before making a decision, potential buyers are likely to examine the site’s planning restrictions, development costs, land betterment charge, achievable unit sizes and expected selling prices for a future project.

If the tender produces an acceptable bid, the owners and successful developer can proceed with the necessary sale, legal and regulatory processes.

If no suitable offer is received, the owners may need to review the reserve price, explore permitted follow-up negotiations or decide whether to relaunch the property at a later date.

🟢 Status: Open for Collective Sale by Public Tender
💰 Reserve Price: S$130 million
♾️ Tenure: Freehold
📐 Land Size: Approximately 87,545 sq ft (8,133.2 sq m)
🏘️ Total Units: 31 units comprising 27 apartments and four shop units
📊 Gross Plot Ratio: 1.4
🏗️ Gross Floor Area: Approximately 122,563 sq ft (11,386.38 sq m)
📍 Address: 33 Sembawang Road, Singapore 779084
🚇 Nearby MRT: Springleaf MRT Station (TE4), approximately 10 minutes’ walk
🗺️ District: District 26, Mandai and Upper Thomson
🤝 Marketing Agent: Edmund Tie & Company (ETC), a member of Realion Group
⏳ Tender Close: 23 September 2026 at 3pm