# Flexibility is the new luxury in landed living at Bukit Sembawang’s Pollen Collection II

- **Source:** EdgeProp Singapore
- **Published:** 2026-07-03T01:00:00.000Z
- **Author:** Cecilia Chow
- **Original:** https://www.edgeprop.sg/property-news/flexibility-new-luxury-landed-living-bukit-sembawangs-pollen-collection-ii
- **Topics:** Private Residential, New Launches, Transactions & Deals

## Featured rationale

Predominantly local landed-enclave buyers and the multi-home purchase signal demand for adaptable intergenerational housing, potentially supporting sales of the remaining limited new landed supply.

## AI summary

Bukit Sembawang has sold 36 of 52 initially released Pollen Collection II terraces, including five homes bought together for $20.88 million.

## Original article

At Bukit Sembawang Estates’ latest landed housing project, Pollen Collection II, an extended family purchased five terraced houses — four adjoining and one directly opposite — for a total of $20.88 million in early December. The homes are intended for a couple, their grown-up children and their respective families, creating what will effectively be their own family compound when the entire development is completed at the end of June 2029.

The purchase reflects a broader trend that Bukit Sembawang says it is seeing — families looking for homes that can adapt to changing lifestyles over the years.

“We wanted to create houses that remain relevant for homeowners at every stage of life — from raising young children and caring for ageing parents to supporting retirement and even generating rental income later on,” says Cheryl Huan, Bukit Sembawang’s head of marketing and sales.

Search for the latest New Launches, to find out the transaction prices and available units

The 186-unit Pollen Collection II comprises 160 intermediate and 26 corner terraces. Huan says the homes were deliberately designed to evolve with homeowners’ changing needs.

For instance, once their children have grown up and moved out, empty-nesters could convert an upper floor into a self-contained apartment for rental income, or repurpose bedrooms as a study, gym or hobby room, she says.

The intermediate terraced houses sit on sites of 1,615 to 1,733 sq ft, with floor areas of 4,457 to 4,589 sq ft.

Corner terraced houses occupy larger plots of 2,287 to 3,470 sq ft, with floor areas ranging from 4,592 to 5,316 sq ft.

Each terraced house spans five levels, including a mezzanine and an attic. Every home comes with a two-car porch fitted with an EV charger isolator, five bedrooms with en suite bathrooms, a living and dining area with a 5.7m double-volume ceiling, fully fitted wet and dry kitchens with Bosch appliances, and a wheelchair-accessible home lift. Solar panels have also been installed on the rooftops to generate renewable energy for the home.

Part of a master-planned enclave

Pollen Collection II forms part of a master-planned, 99-year leasehold landed neighbourhood designed by acclaimed Singaporean architect Mok Wei Wei of W Architects.

Read also: Freehold cluster houses at Chancery Hill Walk for sale at $35 mil

Over nearly a decade, Mok has worked with Bukit Sembawang to shape the architecture, streetscape and landscaping of the enclave, which features 7.4m-wide streets, generous park frontage, and a consistent architectural language across its phases.

The master-planned enclave, located off Nim Road and accessed via Ang Mo Kio Avenue 5, sits on a 1.26 million sq ft plot that was acquired as part of Bukit Sembawang’s legacy landbank dating back to the early 1900s. It is part of the larger Seletar Hills Estate, where Bukit Sembawang has developed over 2,500 houses since the 1950s.

Primary developer of Seletar Hills Estate

One of Bukit Sembawang’s earlier projects, the freehold Saraca Gardens in the Seletar Hills Estate — completed in 1993 — has also seen strong capital appreciation. The latest recorded transaction involved a semi-detached house that changed hands for $5.82 million in January, more than doubling from its previous sale price of $2.9 million in 2010.

In the Nim Road neighbourhood, also within Seletar Hills, the 98-unit terraced housing development Nim Collection was the first to debut in February 2018, followed by the 132-unit Pollen Collection in October 2022.

Last December, Bukit Sembawang quietly released the first phase of 52 units at Pollen Collection II. To date, 36 terraced houses have been sold. Based on caveats lodged, transacted prices started from $4.16 million ($2,579 psf) for an intermediate terraced house sitting on a 1,615 sq ft site; and from $4.87 million ($2,012 psf) for a corner terraced house sitting on a 2,422 sq ft site.

The highest absolute price achieved to date is for a corner terraced house sitting on a 2,540 sq ft site, which fetched $5.78 million ($2,276 psf) in April this year. All the houses at Pollen Collection II have 99-year leases from April 2025.

Read also: Johor Regent to develop Holland Rd land parcels into low-density housing, including GCBs

Following the initial release last December, Bukit Sembawang rolled out another 15 units last month, with prices starting from $4.3 million.

Buyers have predominantly been existing residents of Seletar Hills Estate, as well as other landed housing enclaves in northern and eastern regions.

Upsizing — larger condo or landed property?

For many upgraders, the choice is no longer simply between an older landed home and a new one, but between a large condo unit and a landed property.

In the north and northeast, recent private condo launches offering five-bedroom apartments include Chuan Park and Springleaf Residence. Five-bedroom units at Chuan Park, ranging from 1,550 to 1,841 sq ft, have sold for between $3.7 million and $4.3 million. At Springleaf Residence, five-bedroom units of 1,453 to 1,475 sq ft have fetched between $3.02 million and $3.49 million.

“Those who want more space, [more] bedrooms with en suite bathrooms, and dedicated parking at their front door will choose landed property,” says Huan.

Completed in 2019, the 98-unit Nim Collection is fully sold. The latest resale, involving a corner terraced house, changed hands for $4.13 million in May this year, up from about $3.5 million when it was purchased from the developer in 2018.

The neighbouring Pollen Collection, launched in 2022, is 94% sold and has recently been completed. The latest resale transaction was for an intermediate terraced house that fetched $3.89 million in June 2025.

Bukit Sembawang’s Huan says Pollen Collection II represents “the last opportunity to own a new 99-year leasehold home” in the enclave. Farther along Ang Mo Kio Avenue 5, the developer has three remaining 999-year leasehold plots at Luxus Hills earmarked for future development.

While there have been occasional launches of boutique landed housing projects in recent years — typically redevelopments of older landed properties or amalgamated residential sites — large master-planned landed estates remain uncommon.

Last GLS site sold for landed housing nine years ago

New landed housing developments on mainland Singapore have become increasingly rare, as few Government Land Sale (GLS) sites have been released for such projects over the past decade.

One of the few recent examples is Parkwood Collection, a 53-unit strata landed development launched in 2019 and completed in 2022. The latest resale involved a semi-detached house that changed hands for $3.7 million, up from $3.17 million when it was purchased from the developer in 2020.

Earlier, CapitaLand’s Victoria Park Villas in District 10 was built on what was then Singapore’s first prime landed GLS site awarded since 1996. The site, awarded in 2013, was transformed into a 109-unit residential development comprising predominantly semi-detached houses. The project was launched in 2016 and completed in 2018.

The latest transaction at Victoria Park Villas involved a semi-detached house that changed hands for $6.38 million in May. The seller purchased the property for $4.9 million when the project was launched in 2016.

Across the board, landed home prices have continued to rise despite geopolitical uncertainties stemming from the Middle East conflict, which have weighed on buyer sentiment, according to a June 26 report by PropNex.

According to PropNex, landed homes across the Core Central Region recorded the strongest price growth in the first half of 2026, with average transacted prices rising 20.9% y-o-y. Prices also increased 6.4% in the Rest of Central Region and 9.1% in the Outside Central Region over the same period.

Only 16% of private housing stock

Landed property — encompassing terraced, semi-detached and detached houses, including Good Class Bungalows — accounts for 73,602 units, or just under 16% of Singapore’s total private housing stock, based on URA data as at end-1Q2026. By comparison, apartments and condos make up 75.5% of the total private housing stock of 463,955 units.

Rising construction costs have also strengthened the appeal of buying a new landed home, says Bukit Sembawang’s Huan. Buyers avoid the uncertainty of redeveloping an older property, coordinating with architects and contractors, and managing escalating construction costs, while gaining features such as a home lift, EV-ready parking and a more efficient layout from day one.

For many buyers, flexibility has become just as important as tenure — both in how they live and how they allocate their capital. “Some buyers see a 99-year landed home as a more capital-efficient option than a 999-year or freehold property,” says Huan. “They can invest the savings elsewhere while still enjoying the benefits of landed living.”

Check out the latest listings for Pollen Collection Ii properties

## Chinese translation

> Translation model: grok

### 弹性即新奢华：武吉三巴旺Pollen Collection II有地住宅

Pollen Collection II五层住宅以弹性设计为核心，可随家庭需求变化长期调整使用。

在武吉三巴旺产业（Bukit Sembawang Estates）最新有地住宅项目Pollen Collection II，一个大家庭于12月初购入五栋排屋——四栋相连、一栋正对街——总价2,088万新元。房屋拟供一对夫妇、已成年子女及其各自家庭居住，待整个发展项目于2029年6月底完工后，将形成名副其实的家族院落。

这笔交易反映武吉三巴旺所称的更广泛趋势——家庭希望住宅能随生活方式变化而调整。

武吉三巴旺市场与销售主管Cheryl Huan表示：“我们希望打造在人生各个阶段都仍有意义的房屋——从养育年幼子女、照顾年迈父母，到支持退休，甚至日后产生租金收入。”

搜索最新新盘，了解成交价与可售单位

共186个单位的Pollen Collection II包括160栋中间排屋与26栋转角排屋。Huan称，住宅刻意设计为可随业主需求演变。

例如，子女长大搬出后，空巢家庭可将上层改造成独立公寓用于出租，或将卧室改作书房、健身房或兴趣室。

中间排屋地皮约1,615至1,733平方英尺，建筑面积约4,457至4,589平方英尺。

转角排屋占地更大，约2,287至3,470平方英尺，建筑面积约4,592至5,316平方英尺。

每栋排屋共五层（含夹层与阁楼）。每户配备可停两车、预留电动车充电隔离器的车廊，五间均带套房卫浴的卧室，挑高5.7米的双层客厅与餐厅，配备博世（Bosch）电器的干湿厨，以及无障碍家用电梯。屋顶亦安装太阳能板，为住宅提供再生能源。

总体规划社区的一部分

Pollen Collection II属于由新加坡知名建筑师莫伟伟（Mok Wei Wei，W Architects）设计的总体规划99年地契有地社区。

另读：Chancery Hill Walk免费hold集群房屋以3,500万新元求售

近十年来，莫伟伟与武吉三巴旺合作塑造该社区的建筑、街景与景观，街道宽达7.4米，公园临街面开阔，各期建筑语言统一。

该总体规划社区位于Nim Road外、经宏茂桥第五道（Ang Mo Kio Avenue 5）进入，坐落约126万平方英尺地块，为武吉三巴旺可追溯至20世纪初的传统土地储备的一部分。社区属更大范围的实里达山庄（Seletar Hills Estate），武吉三巴旺自1950年代起已在此开发逾2,500栋房屋。

实里达山庄主要发展商

武吉三巴旺较早项目之一、1993年竣工的免费hold Saraca Gardens，亦录得可观资本增值。最新记录交易为一栋半独立式房屋于1月以582万新元易手，较2010年上一次售价290万新元翻倍有余。

同属实里达山庄的Nim Road一带，98个单位的排屋项目Nim Collection于2018年2月率先推出，随后132个单位的Pollen Collection于2022年10月推出。

去年12月，武吉三巴旺低调释出Pollen Collection II首期52个单位。迄今已售出36栋排屋。按已呈报警告书，成交价从坐落1,615平方英尺地皮的中间排屋416万新元（每平方英尺2,579新元）起；转角排屋则从坐落2,422平方英尺地皮的487万新元（每平方英尺2,012新元）起。

迄今绝对成交价最高为一栋坐落2,540平方英尺地皮的转角排屋，于今年4月以578万新元（每平方英尺2,276新元）成交。Pollen Collection II所有房屋地契均为自2025年4月起计的99年。

另读：柔佛摄政将把荷兰路地块开发为低密度住宅，包括优质洋房

继去年12月首批释出后，武吉三巴旺上月再推出15个单位，售价自430万新元起。

买家以实里达山庄现有居民，以及北部与东部其他有地住宅社区买家为主。

升级——更大共管公寓还是有地住宅？

对许多升级买家而言，选择不再只是旧有地住宅与新屋之间，而是大型共管公寓单位与有地住宅之间。

北部与东北部近期推出含五房公寓的私人共管新盘包括Chuan Park与Springleaf Residence。Chuan Park五房单位面积约1,550至1,841平方英尺，成交价介于370万至430万新元；Springleaf Residence五房单位约1,453至1,475平方英尺，成交价介于302万至349万新元。

Huan表示：“想要更大空间、更多带套房卫浴的卧室，以及家门口专属停车位的买家，会选择有地住宅。”

2019年竣工的98个单位Nim Collection已全部售罄。最新转售为一栋转角排屋于今年5月以413万新元易手，高于2018年向发展商购买时的约350万新元。

相邻的Pollen Collection于2022年推出，目前售出约94%，近期已竣工。最新转售为一栋中间排屋于2025年6月以389万新元成交。

武吉三巴旺的Huan称，Pollen Collection II是该社区“拥有全新99年地契住宅的最后机会”。沿宏茂桥第五道更远处，发展商在Luxus Hills仍有三幅999年地契地块预留未来开发。

近年虽偶有精品有地住宅项目推出——通常为旧有地物业重建或合并住宅地块——大规模总体规划有地住宅社区仍属少见。

九年前售出的最后一个有地住宅政府售地

新加坡本岛新有地住宅发展日益稀少，因过去十年鲜有政府售地（GLS）释放此类项目。

近期少数例子之一为Parkwood Collection，2019年推出、2022年竣工的53个单位分层有地项目。最新转售为一栋半独立式房屋以370万新元易手，高于2020年向发展商购入时的317万新元。

更早，凯德集团（CapitaLand）在第10区的Victoria Park Villas建于当时自1996年以来首个优质有地GLS地块。该地块2013年中标，改造为以半独立式房屋为主的109个单位住宅发展。项目2016年推出、2018年竣工。

Victoria Park Villas最新交易为一栋半独立式房屋于5月以638万新元易手。卖家于2016年项目推出时以490万新元购入。

据PropNex 6月26日报告，尽管中东冲突等地缘政治不确定因素拖累买家情绪，有地住宅价格整体仍继续上涨。

PropNex称，2026年上半年中央核心区（CCR）有地住宅价格涨幅最强，平均成交价同比上升20.9%。同期中央区外缘（RCR）上涨6.4%，中央区以外（OCR）上涨9.1%。

仅占私人住房存量约16%

根据市区重建局截至2026年第一季末数据，有地物业——包括排屋、半独立式与独立式洋房（含优质洋房）——共73,602个单位，仅占新加坡私人住房总存量不足16%。相较之下，公寓与共管公寓占私人住房总存量463,955个单位的75.5%。

武吉三巴旺的Huan表示，建筑成本上升也增强了购置全新有地住宅的吸引力。买家可避开重建旧屋、协调建筑师与承包商、以及管理不断攀升建筑成本的不确定性，同时从第一天起即享有家用电梯、电动车就绪停车位与更高效布局等配置。

对许多买家而言，弹性已与地契年期同等重要——无论是居住方式还是资金配置。Huan说：“部分买家认为99年有地住宅比999年或免费hold物业更具资金效率。他们可将节省下来的资金另行投资，同时仍享受有地生活的好处。”

查看Pollen Collection II最新放盘。