Sembawang Beacon BTO Review: Affordable flats in brand new Sembawang North area

Sembawang Beacon is a BTO project launched in the July 2025 HDB BTO exercise. Located at Adrmiralty Link in Sembawang North, a 14-minute walk from Sembawang MRT station, the Standard project is one of the more affordable ones at the July 2025 launch.

The Sembawang Beacon BTO project is also a relatively fast one in terms of waiting time, with key collection scheduled for 2029. And with all flat types available, from 2-room Flexi to 5-room and 3Gen, there’s something for all household sizes.

So, is the Sembawang Beacon location attractive enough to make it a good buy? Let’s find out.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Sembawang Beacon Price

The Sembawang Beacon BTO price list at the July 2025 launch was as follows: $148,000 to $207,000 for 2-room Flexi flats, $267,000 to $323,000 for 3-room flats, $328,000 to $413,000 for 4-room flats, $487,000 to $586,000 for 5-room flats and $497,000 to $585,000 for 3Gen flats. Compared to current BTO prices, this an affordable project, as half a million can get you a spacious 5-room flat.

Elsewhere on Admiralty Link, 4-room flats are currently being advertised on PropertyGuru for  $515,000 to $600,000. These flats are located a nine- to 12-minute walk from Sembawang MRT station and were built in 1999 to 2009. Despite the flats being over 15 years old, they are still significantly above the Sembawang Beacon price.

The government is redeveloping the Sembawang North area, including the area surrounding Sembawang Beacon. This could spell better amenities in future that could possibly give resale prices a boost.

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Sembawang Beacon Site Plan

Check out the Sembawang Beacon site plan, which shows the layout of residential blocks within the estate. The Sembawang Beacon map also indicates the range of communal amenities available. Residents will enjoy the use of children’s playgrounds, fitness stations, precinct pavilions and drop-off porches at the Sembawang Beacon address.

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Sembawang Beacon Location

Sembawang Beacon is the first BTO project to be launched in the new Sembawang North area, which is currently undergoing development. In time to come, new amenities and infrastructure will be added, but right now the area is mostly under construction.

Be that as it may, there is still an acceptable range of amenities reachable on foot, including Sembawang Mart, located right across the road. This HDB shopping centre houses a wet market, food court and shops.

Sembawang MRT station is a 14-minute walk away, and is located next door to the area’s major amenities, including Sun Plaza, which houses Sembawang Library, as well as Sembawang Bus Interchange.

Despite the rather lacklustre amenities in the immediate vicinity, Sembawang Beacon is convenient for families with kids, as there are numerous schools within easy walking distance, including Endeavour Primary School, which is right next door. Other schools within 1 km include Northoaks Primary School, Canberra Primary School, Canberra Secondary School and Wellington Primary School.

I would not consider this a terribly convenient BTO project as the nearest MRT station is quite a long walk away at 14 minutes, and Sembawang itself is a long distance from the city centre. However, on the bright side, Sembawang MRT station connects directly to Raffles Place in the CBD via the North-South Line, which makes the journey less cumbersome.

Overall, I would say that this location is not the most convenient for now, but can nonetheless be suitable for families with kids attending nearby schools or households on a budget. As Sembawang North is developed further, the range of nearby amenities should improve.

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Sembawang Beacon Floor Plan

Check out the Sembawang Beacon BTO floor plan. The project consists of the full range of flats—2-room Flexi, 3-room, 4-room, 5-room and 3-Gen.

2-Room Floor Plan

The 2-room flats comprise Type 1 flats measuring 40 sqm, inclusive of air con ledge, and Type 2 flats measuring 48 sqm, inclusive of air con ledge. The Type 1 flats, besides being smaller, are also less space-efficient as there is a long corridor at the entrance, so the Type 2 flats feel a lot more spacious. The corridor at the entrance of the latter is shorter, and the living/dining room also comes with a nook that can accommodate a small dining table or desk.

3-Room Floor Plan

The 3-room flats measure 69 sqm, inclusive of air con ledge. There is an open kitchen in the flat that can accommodate both dry and wet kitchen, and the kitchen and utility areas have been merged so owners can customise them according to desired size.

4-Room Floor Plan

The 4-room flats measure 94 sqm, inclusive of air con ledge. The layout doesn’t deviate much from the standard layout, with an L-shaped living/dining area and three bedrooms in a row, accessible via a corridor.

5-Room Floor Plan

The 5-room flats measure 114 sqm, inclusive of air con ledge. Again, this is a fairly standard layout, and is similar to the 4-room flats, but with a much bigger living/dining area and kitchen.

3Gen Floor Plan

The Sembawang Beacon 3Gen flats measure 120 sqm, inclusive of air con ledge. They come with four bedrooms and three bathrooms, two of which are attached to bedrooms. One of the bedrooms is separated from the other three by the living/dining area for greater privacy.

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Sembawang Beacon Rent Price

To get an idea of the kinds of rents Sembawang Beacon might be able to receive when the five-year MOP is served, let’s look at nearby properties.

On Admiralty Link, a seven- to 16-minute walk from Sembawang MRT station, 4-room flats are currently being listed on PropertyGuru for a rent of $3,00 to $3,800. This is an attractive rental yield, given current BTO and resale prices. Likely tenants include families with kids waiting for their homes to be ready.

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Sembawang Beacon Review

Sembawang Beacon is a relatively affordable BTO buy, but in exchange for lower prices, buyers have to accept living a 14-minute walk from the nearest MRT station in a neighbourhood that is considered quite far away from the city centre. There are, however, many schools within walking distance, which is convenient for families with kids.

Sembawang North, is currently undergoing development, which means that the first Sembawang Beacon owners might have to tolerate construction nearby. In the long run, however, they will get to enjoy new amenities and possibly higher resale prices.

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