Northern Singapore Poised for Transformation: From “Ulu” to an Emerging Growth Region

SINGAPORE, 18 August 2025 – The North’s transformation is driven by upcoming major infrastructure and economic projects. The Woodlands Regional Centre is being established as the key economic hub in the North, supported by the Johor-Singapore RTS Link and the Johor-Singapore Special Economic Zone (JS-SEZ). These initiatives are expected to improve cross-border connectivity, attract businesses, and create jobs, thereby boosting housing and rental demand.

For Singaporeans running businesses in Johor Bahru, moving to the North will provide greater convenience and accessibility. Similarly, Malaysian workers employed in Singapore may find residing near the Causeway or RTS link to be a practical choice, increasing rental demand further.

Despite its size, the North has seen comparatively lower housing supply in areas such as Sembawang and Sungei Kadut, which has contributed to steady home price growth in recent years. Between 2020 and July 2025, median prices in Sembawang, Sungei Kadut, and Woodlands increased by 38.2% – slightly below the 42% rise in the non-landed Outside Central Region (OCR) index.

However, HDB resale prices in Sembawang and Woodlands increased by 54% to 89% during the same period, outpacing the national HDB Resale Price Index rise of 54%. Rental demand has also risen sharply, with average rents in the North climbing 82% over five years to $3.89 psf pm – exceeding growth across OCR.

Table 1: Residential stock in the North Region in 2Q 2025

Chart 1: Non-landed home prices and transaction volume in Sembawang, Sungei Kadut and Woodlands

Table 2: HDB Median Price in Woodlands and Sembawang

The government has acknowledged the need to balance growth with affordability. New Build-to-Order (BTO) projects in Woodlands North Coast and Sembawang North are designed with accessible price points, diverse layouts ranging from 2-room to 3-generation flats, and ample green spaces. This aims to promote inclusivity for first-time buyers, young families, and upgraders. Woodlands is projected to be the second-largest HDB town, after Tampines, according to the HDB’s annual report.

Liveability in Northern Singapore

Northern Singapore is well-positioned for growth, with areas like Woodlands, Sembawang, and Canberra offering a more spacious and nature-integrated lifestyle, while still enjoying improved accessibility and decentralisation.

The redevelopment of the former Singapore Racecourse is especially significant, freeing up 130 hectares of land for housing – enough for approximately 14,000 homes, surpassing the supply in new towns like Bidadari. This addition of housing will serve both the current community and new residents drawn by the North’s growing industrial and commercial sector.

Looking Ahead

Over the next decade, northern Singapore is expected to experience sustained value growth, supported by improved transport links, new amenities, industrial diversification, and cross-border opportunities. While central and eastern regions may continue to command higher premiums due to established demographics, the North’s affordability and increasing connectivity are likely to gradually close the gap.

As highlighted at the NDR, this transformation will not only rebalance Singapore’s urban landscape but also redefine the North as a vibrant, self-sufficient region where residents can live, work, and play without long commutes to the city centre.

With Punggol and Tengah already established as new towns, the focus now shifts to the North. This shift aligns with the upcoming Special Economic Zone (SEZ) and the cross-border RTS, further strengthening the region’s growth trajectory.

 

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Lisha Rodney
Public Relations Manager, ERA Singapore

Email: [email protected]

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