Flexibility is the new luxury in landed living at Bukit Sembawang’s Pollen Collection II
Showflats of Bukit Sembawang’s latest phase of the Pollen Collection II landed housing development, located off Ang Mo Kio Avenue 5 and launched in early December 2025 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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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.
Aerial view of Pollen Collection II, designed by Mok Wei Wei of W Architects (Photo: Bukit Sembawang Estates)
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.
Showflat of an intermediate terrace at Pollen Collection II, which has five levels comprising a floor area of 4,457 to 4,589 sq ft, and a land area of 1,615 to 1,733 sq ft (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The dry and wet kitchens (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Every home comes with a two-car porch fitted with an EV charger isolator (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
The gallery leading to the balcony on the mezzanine level (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The balcony on the mezzanine level (Photo: Samuel Isaac Chua/EdgeProp Singapore)
A home lift accessible to every level of the house (Photo: Samuel Isaac Chua/EdgeProp Singapore)
A courtyard on the upper level converted into a gym (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Master bedroom with wardrobe space (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The bedroom adjoining the master suite has been converted into a private study and hobby room (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Master bathroom with bathtub and double-sink vanity top (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The attic level (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Solar panels at the attic level (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
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.
Nim Meadow Park stretches along Ang Mo Kio Avenue 5, and acts as a buffer between the main road and the landed housing enclave off Nim Road (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
Completed in 2019, the 98-unit Nim Collection was the first in a series of landed housing projects designed and master-planned by Mok Wei Wei of W Architects on a 1.26 million sq ft site (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
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.
The newly completed 132-unit Pollen Collection was launched in October 2022 and is 94% sold to date (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
Construction is underway at the 186-unit Pollen Collection II, which is slated for completion by mid-2029 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.
CapitaLand’s Victoria Park Villas in District 10 was built on what was then Singapore’s first prime landed GLS site awarded since 1996 (Photo: CapitaLand)
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.
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 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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.”
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