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Senja Close

Independent Analysis
Abstract pattern of building architecture
Q4 2026 Launch Preview

Rethinking
Bukit Panjang
Living

An independent deep-dive into Senja Close EC. No sales pitches, just data-driven analysis of what this 295-unit development means for District 23's property landscape.

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295Units
$771psf ppr
15yrSince last EC

District 23

Bukit Panjang mature estate

Jelapang LRT

400m walking distance

CDL

Developer track record

2029

Expected TOP date

First Bukit Panjang EC
in Over a Decade

Senja Close EC marks the return of Executive Condominiums to Bukit Panjang after more than 10 years. The last EC launch in this mature estate was Blossom Residences in 2011. This scarcity, combined with CDL's award-winning track record, makes Senja Close EC one of the most anticipated launches in 2026.

Located at Senja Close (District 23), this 99-year leasehold development sits on a site area of 10,159.2 sqm with a maximum Gross Floor Area of 30,478 sqm. The development will feature two residential towers of 26 and 27 storeys, housing approximately 295 units ranging from 2-bedroom to 5-bedroom layouts.

99-Year

Leasehold

Aug 2025

Site Awarded

$252.9M

Land Bid

Q4 2026

Expected Launch

Exterior of Blossom Residences EC

Blossom Residences (2011) - Last EC in Bukit Panjang before Senja Close

Market Context

The Scarcity Factor: Why 15 Years Matters

When I first started analyzing District 23's property landscape, one statistic stood out: the last Executive Condominium launched in Bukit Panjang was Blossom Residences in 2011. That's a 15-year gap—a lifetime in Singapore's property cycle.

This isn't just a fun fact. It represents 15 years of pent-up demand from HDB upgraders in Choa Chu Kang, Bukit Panjang, and Bukit Batok who want to stay within the same vicinity but upgrade to private condo facilities. During this period, these homeowners watched as new ECs launched in Tengah, Tampines, and Woodlands, but nothing in their own backyard.

"Senja Close EC isn't just another launch. It's the release valve for 15 years of accumulated demand in the western north region."

The numbers tell the story: approximately 9,000 HDB flats in the Bukit Panjang and Choa Chu Kang estates have reached their Minimum Occupation Period (MOP) in the past three years. These are your potential competitors for the 295 units at Senja Close. Basic math suggests demand will outstrip supply significantly.

The Supply Side

295 units across 2 towers. Low density compared to typical ECs (500+ units). Means less competition for facilities but higher per-unit demand.

The Demand Side

9,000+ HDB flats recently MOPed. Plus existing demand from private rental market. First-mover advantage in a supply-constrained market.

Developer Deep Dive

CDL's EC Strategy: Beyond the Brand Name

Most property sites will tell you CDL is a "reputable developer" and leave it at that. But as someone who's tracked their Executive Condominium trajectory, there's a specific pattern to CDL's approach that bodes well for Senja Close EC buyers.

The Smart Home Premium

CDL's recent ECs—Lumina Grand and Copen Grand—both featured integrated smart home systems as standard. This isn't just a gimmick; it future-proofs the property and appeals to tech-savvy millennials upgrading from HDBs.

  • Smart door locks and digital doorbells
  • App-controlled air conditioning
  • Integrated lighting scenes

The CDL Premium

Resale data shows CDL ECs command a 5-8% premium over comparable developments post-privatisation. Buyers pay for the assurance of build quality and timely delivery.

100%
Sell-out rate for last 3 CDL ECs

What impresses me about CDL's approach is their consistency in site planning. Even on constrained sites, they manage to orient blocks for optimal wind flow and natural light—crucial in Singapore's tropical climate. For Senja Close, the 26/27 storey configuration suggests they're maximizing unblocked views toward the Bukit Timah nature corridor.

Location Intelligence

Beyond the "5 Minutes to LRT" Marketing

Every property site mentions the Jelapang LRT proximity. But what does it actually mean for daily living? I spent a day tracing the commute from Senja Close's site to understand the real connectivity story.

01

The Morning Commute

Walk from Senja Close to Jelapang LRT: 5 minutes. Wait for LRT (frequency: 3-5 mins during peak): ~3 minutes. Ride to Bukit Panjang MRT: 2 minutes. Transfer to Downtown Line to CBD: 35 minutes. Total journey: ~45 minutes door-to-door—competitive with many suburban condos.

02

The Weekend Reality

Here's what surprised me: Senja Close is actually better positioned for weekend amenities than some "central" locations. Hillion Mall (8-min walk) has everything from groceries to cinemas. But the hidden gem is the Senja Hawker Centre (3-min walk)—newly opened in 2022 with 42 stalls, it offers authentic local food at HDB prices, something rare for condo residents.

03

The Nature Connection

Most analysis misses this: Senja Close sits at the intersection of urban convenience and nature access. Dairy Farm Nature Park is a 10-minute cycle or 5-minute drive away. The Singapore Quarry wetland—a hidden gem most tourists don't know about—is accessible via walking trails from the park. For families with children, this offers weekend education and recreation without crossing the island.

The Temple Factor

I should address the elephant in the room: the proposed Chinese temple adjacent to the site. For some buyers, this is a concern; for others, it's irrelevant. Objectively, it means:

  • • Potential noise during major festivals (a few days per year)
  • • CDL will likely implement buffer landscaping (as required by URA)
  • • Units facing away from the temple will command a premium
  • • No impact on resale value based on comparable situations (e.g., The Wisteria near Wat Ananda)

Developed by City Developments Limited

CDL is a leading Singapore developer with over 60 years of experience. Their recent EC track record includes the fully sold Lumina Grand and Copen Grand.

Artist's impression of Lumina Grand EC

Lumina Grand

Fully Sold

Bukit Batok West Avenue 5

  • ✓512 units sold out in 2024
  • ✓Average price $1,380 psf
  • ✓Smart home features
Artist's impression of Copen Grand EC

Copen Grand

Fully Sold

Tengah Garden Walk

  • ✓639 units sold out
  • ✓First EC in Tengah
  • ✓Sustainability features

CDL's EC Excellence Continues at Senja Close

Following the success of Lumina Grand and Copen Grand, CDL brings the same commitment to quality, innovative design, and sustainable living to Senja Close EC. Expect premium finishes, smart home integration, and thoughtful layouts optimized for modern family living.

Why Choose Senja Close EC?

FeatureSenja Close EC (2026)Blossom Residences (2011)Hillion Residences (2013)
TypeExecutive CondoExecutive CondoPrivate Condo
DeveloperCDLCDLSim Lian
Units295 (Low Density)602546
Nearest MRTJelapang LRT / Bukit Panjang MRTSegar LRTBukit Panjang MRT (Integrated)
Est. Price~$1,500-1,700 psfResale ~$1,200 psfResale ~$1,600+ psf
Childcare✓ On-site (500sqm)✗✗

Investment Potential

With 9,000 HDB flats in Bukit Panjang and Choa Chu Kang recently reaching MOP (Minimum Occupation Period), Senja Close EC offers a timely upgrade pathway for existing HDB upgraders. The scarcity of new EC supply in District 23 and CDL's reputation for quality create strong upside potential post-privatisation.

Senja Close EC Unit Types & Pricing

Estimated price quantum based on $1,500-$1,700 psf projection

2 Bedroom

646 - 700 sqft

From $1.25M

  • Efficient layout
  • Study nook option
  • Balcony included
  • Young couples
Register Interest

3 Bedroom

850 - 1,000 sqft

From $1.55M

  • Spacious living
  • Utility room
  • Bay windows
  • Small families
Register Interest

4 Bedroom

1,100 - 1,300 sqft

From $1.95M

  • Premium finishes
  • Private lift* (selected)
  • Walk-in wardrobe
  • Multi-gen living
Register Interest

5 Bedroom

1,400+ sqft

From $2.3M

  • Luxurious space
  • Private lift
  • Panoramic views
  • Large families
Register Interest
*Prices are estimates based on land costs and market conditions. Final pricing to be confirmed closer to launch.

EC Affordability Calculator

Figure out if Senja Close EC fits your budget. Independent calculations based on the MSR guideline for ECs.

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*Calculations assume a 25-year tenure, 4% interest rate, and are subject to the MSR (30%) limit for new ECs. For reference only.

Upgrading from an HDB?

If you currently own an HDB flat, a bridging loan can unlock your home's equity to significantly increase your loan amount and purchasing power for Senja Close EC, even before you sell your existing flat. This makes upgrading much more manageable.

Find out your Bridging Loan amount today →
Special Scenarios

Navigating Special Cases & Appeals

Buying an Executive Condominium has specific eligibility requirements. However, HDB does review appeals for unique situations on a case-by-case basis. Here are a few common scenarios.

Exceeding the Income Ceiling

Your household income is slightly above the $16,000 limit due to recent bonuses or variable components. HDB may consider cases where the excess is not substantial or consistent.

For: Professionals with variable income

Early MOP Fulfillment

You have a compelling reason to move before your 5-year Minimum Occupation Period (MOP) is up, such as a significant change in family size (e.g., new child) or a job relocation to a different part of Singapore.

For: Young families & relocated professionals

Complex Family Structures

Situations involving divorced parents with shared custody or multi-generational families needing to restructure their living arrangements can sometimes be considered on a case-by-case basis by HDB.

For: Divorced parents & multi-gen families

Unsure About Your Eligibility?

The appeal process can be complex and depends heavily on your individual circumstances. If your situation is not straightforward, getting the right advice is crucial. I can help you understand the potential of your case based on past precedents.

Discuss Your Appeal Case →

Frequently Asked Questions

The Journal

Latest Analysis

HDB upgrading to EC concept
Investment•8 min read

The MOP Effect: Why 9,000 HDB Owners Are Eyeing Senja Close

Analyzing the correlation between recent MOP completions in Choa Chu Kang and Bukit Panjang, and what it means for demand dynamics at Senja Close EC.

Read analysis →
Commuting in Singapore
Connectivity•7 min read

Beyond the LRT: Real Commute Times from Senja Close

I timed the journey from Senja Close to Raffles Place, Orchard, and Jurong East during peak hours. The results surprised me.

Read analysis →
Interior design and floor plans
Floor Plans•10 min read

Decoding the 295 Units: Layout Strategies for Different Buyers

Based on CDL's previous EC configurations, I project the likely unit mix and which layouts offer the best value for young couples vs. multi-gen families.

Read analysis →
Property investment charts
Market Analysis

EC vs BTO vs Resale: The 10-Year Wealth Equation

Running the numbers on which housing type actually builds more wealth over a decade.

Nature parks near Bukit Panjang
Lifestyle

The Green Side of Senja: Parks Within 15 Minutes

Beyond the concrete: accessing Dairy Farm, Zhenghua, and Bukit Timah nature reserves.

Get in Touch

Let's Talk Property

This is an independent analysis site, not the official developer page. I don't sell units, but I can share insights, connect you with official sales teams, or discuss property investment strategies. Submissions will be saved for review.

Email
Admin@Singaporeec.sg
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