Solano Grand EC at Senja Close: Prices, Eligibility and an Honest Read
The first new EC in Bukit Panjang in 15 years. About 306 units planned by CDL, on land won at $771 psf ppr in August 2025. Here is what we know, what I'm estimating, and what I'd check before you register.
Solano Grand EC at a glance
Preview expected late 2026 to early 2027
Artist's impressionMy take
The honest read
Senja Close is the first executive condo in Bukit Panjang since Blossom Residences in 2011. That is fifteen years of pent-up demand from families in Bukit Panjang, Choa Chu Kang and Bukit Batok who want to upgrade without leaving the northwest. The demand showed in the tender: five bids, and CDL paid roughly 6% above the next bidder to win it.
It also lands under the old EC rules. The tender closed on 5 August 2025, before the 8 May 2026 cutoff, so buyers get a five-year MOP, privatisation at ten years, and the deferred payment scheme stays possible. EC sites tendered after the cutoff won't offer that.
This project suits you if you're a Singaporean household earning up to the $16,000 ceiling, you live or work in the northwest, and you plan to hold well past the MOP. The old-rules status makes it friendlier to second-timers than anything launching after it.
Skip it if you need an MRT at the doorstep. Jelapang LRT is close, but you're on the Bukit Panjang LRT loop feeding the Downtown Line, not beside the MRT itself. Skip it too if the 30% MSR maths only works at the smallest unit and your family needs four bedrooms. Be honest with yourself on that number before you fall for the showflat.
Not sure which side of that line you're on? Ask me directly.
Pricing
Indicative pricing and the breakeven maths
CDL has not released prices. What follows is an estimate from the land bid, not a price list. I'll update this section within 48 hours of the official list, and I'll leave my estimate here afterwards so you can see how close I was.
Sources: HDB tender award, 26 Aug 2025 · URA caveat data, Mar 2026 · Breakeven and launch range are my estimates · Updated 17 Jul 2026
| Figure | Source | |
|---|---|---|
| Land cost | $252.9M = $771 psf ppr | HDB tender award, 26 Aug 2025 |
| Breakevenland + construction + financing + margin | est. $1,500–1,650 psf | My estimate [method note: standard EC cost stack] |
| Indicative launch average | est. $1,700–1,900 psf | Market watchers' range for similar land rates; depends how aggressively CDL prices opening weekend |
| Benchmark: Blossom Residences2011 EC, now privatised | ~$1,280 psf median | Caveat data, Mar 2026. It's 14 years older and fully privatised, so not a like-for-like comparison |
Swipe to see the full table →
The number that matters more: what you can actually borrow. At the $16,000 ceiling, MSR caps your monthly mortgage at $4,800. At a 4% stress rate over 30 years, that's a loan of roughly $1.0M, which means a purchase price around $1.34M with 75% financing. If units price near $1,800 psf, a ceiling-income household tops out at about 740 sq ft. In plain terms: expect the two-bedders and compact three-bedders to be the volume units, and expect larger families to feel the squeeze. Run your own numbers before the price list lands, so you know your ceiling in dollars, not vibes.
Site plan
Site plan and unit mix
- Two residential towers of 26 and 27 storeys , about 306 units on a 10,159 sq m site. Plot ratio 3.0; height limit 150–153m SHD (HDB tender particulars).
- Unit mix: [not yet public — expected 2- to 5-bedroom EC formats. HDB's tender estimate was 295 units; CDL's reported concept is about 306. Confirm final count at launch.]
- Facilities: .
- Tender conditions worth knowing: at least 500 sq m of floor space is set aside for an early childhood development centre (useful if you have young children), and the design must buffer a proposed Chinese temple nearby (HDB tender conditions). Stacks facing that side will be priced accordingly, so ask for the site plan before you pick.
Floor plans and the full e-brochure go out by WhatsApp the day CDL releases them.
Location
Location: MRT, amenities, schools
Getting around. Jelapang LRT is the closest station, a short walk from the site approx. 5 minutes walk. Two stops on the Bukit Panjang LRT loop gets you to Bukit Panjang MRT (DT1) on the Downtown Line, which runs through Botanic Gardens, Bugis and into the CBD. It works, but budget the LRT transfer in your daily commute maths.
Daily life. Senja Hawker Centre and Greenridge Shopping Centre cover the everyday stuff. Hillion Mall and Bukit Panjang Plaza sit at the MRT interchange, and Junction 10 is down the road. For weekends, Zhenghua Park connects into Dairy Farm Nature Park and the Bukit Timah green belt. Genuinely good running and cycling ground, not brochure greenery.
Solano Grand EC site, Bukit Panjang, near Jelapang LRT. Opens in Google Maps
Primary schools, 1km and 2km bands. P1 registration priority is distance-tiered: within 1km ballots ahead of 1 to 2km in the hot phases, and distance is measured by the official school-home distance query, not a ruler on a map. I don't publish school distances I haven't checked. The bands below get verified on the official query before you should rely on them, and each row will carry its checked date.
Source: school-home distance query July 2026 · Confirm again before you rely on this for registration
| School | Within 1km | Within 2km | Checked |
|---|---|---|---|
| Zhenghua Primary School | July 2026 | ||
| West View Primary School | July 2026 | ||
| Beacon Primary School | July 2026 | ||
| Greenridge Primary School | July 2026 | ||
| Bukit Panjang Primary School | July 2026 |
Swipe to see the full table →
Developer
Developer track record
CDL Constellation Pte. Ltd. is the tender entity; the parent is City Developments, one of Singapore's largest listed developers with more than 60 years behind it. This is familiar ground for CDL. It built Blossom Residences on Segar Road, the last EC launched in Bukit Panjang back in 2011. Its two most recent EC projects elsewhere both sold out. The same week it won Senja Close, CDL also took the Wynwood Grand EC site, so it now controls two of the northwest's upcoming EC launches.
Sources: EdgeProp, Oct 2025 · Stacked Homes, May 2026 · HDB tender results, Aug 2025
| Recent CDL EC | Launched | Units | What happened |
|---|---|---|---|
| Blossom ResidencesSegar Road, Bukit Panjang | 2011 | 602 | Now privatised; ~$1,280 psf median resale, Mar 2026 |
| Copen GrandTengah, with MCL Land | 2022 | 639 | Sold out |
| Lumina GrandBukit Batok | 2024 | 512 | Sold out |
Swipe to see the full table →
What I read into the tender: five bidders, and CDL's winning bid was about 6% above the next. That's conviction pricing, not a defensive landbank top-up. Developers don't stretch like that unless they believe the demand story, and with a 15-year EC drought in Bukit Panjang, the demand story is easy to believe.
The flip side of conviction is the price tag. A developer that paid $771 psf ppr isn't planning a discount launch.
Eligibility & payment
Eligibility and payment (EC rules)
Who can buy:
- At least one Singapore Citizen in the household, applying under a recognised family nucleus (SC+SC or SC+PR).
- Combined gross household income not above $16,000 a month.
- That $16,000 belongs to this parcel and stays with it for life. The $18,000 ceiling announced on 24 August 2026 applies only to ECs on land parcels whose tenders close on or after that date — which projects those are.
- You must not own private property, locally or overseas, or have sold any in the last 30 months.
- Monthly mortgage capped at 30% MSR (mortgage servicing ratio) of gross income.
First-timers and second-timers. 70% of units are set aside for first-timer households at launch. Second-timers compete for the remaining 30% and may owe a resale levy if they've enjoyed a housing subsidy before. Check your exact levy with HDB early, because it changes the maths by tens of thousands. My resale levy guide walks through it.
Old rules apply, and that's a real advantage. Senja Close's tender closed on 5 August 2025, before the 8 May 2026 rule change. EC sites tendered after the cutoff carry the stricter regime:
MOP before you can sell to PRs
Privatisation (foreigners can buy)
Deferred payment scheme (DPS)
First-timer quota at launch
If you're a second-timer, this project is structurally friendlier than whatever launches after it.
Payment. Normal progressive payment stages: 5% booking fee, 15% on signing the Sale & Purchase Agreement within 9 weeks , then staged payments tied to construction. Under the old rules the deferred payment scheme remains possible; ask me if you're weighing DPS against the normal scheme, because it changes cash flow, not the total. First-timer SC households may qualify for a CPF housing grant of up to $30,000, tiered by income . Stamp duty is payable as usual and can't be skipped. Run it on the stamp duty calculator before booking day.
Comparison
How it compares
Sources: HDB tender awards, Aug 2025 · URA caveats, Mar 2026 · analyst estimates via SBR, Aug 2025 · Updated 17 Jul 2026
| Solano Grand EC~306 units, reported | Wynwood Grand EC~420 units | Blossom Residencesresale, privatised | |
|---|---|---|---|
| Town | Bukit Panjang, D23 | Woodlands, D25 | Bukit Panjang, D23 |
| Developer | CDL | CDL | CDL (2011 EC, now privatised) |
| Land rate | $771 psf ppr (Aug 2025) | $782 psf ppr (Aug 2025) | — |
| Pricing | est. $1,700–1,900 psf (my estimate) | est. $1,800–2,000 psf (analyst estimates, Aug 2025) | ~$1,280 psf median, Mar 2026 |
| MRT access | Jelapang LRT, 2 stops to Downtown Line | Woodlands South (TEL) | Segar LRT, loop to Downtown Line |
| Rules regime | Old rules, 5-yr MOP | Old rules, 5-yr MOP | Fully privatised; anyone can buy |
| The honest one-liner | First northwest EC in 15 years; strong upgrader demand | Bigger project beside the TEL and the RTS story | Move in now, no ballot, no waiting; but 14 years older |
| Verdict | Pick Senja Close if you're northwest-based, eligibility is confirmed, and you can hold past 2030. Pick Woodlands Drive 17 if the TEL and RTS story matter more. Pick Blossom if you need keys this year and accept the lease decay. | ||
Swipe to see all options →
Also launched this year for reference: Coastal Cabana in Pasir Ris (748 units) and Rivelle Tampines (572 units). Rivelle moved about 92.5% of its units in its launch month (reported Mar 2026), which tells you where EC demand sits right now.
Wynwood Grand EC Sembawang Road EC EC vs condo: the honest comparison
Launch mechanics
Launch timeline and how the mechanics work
Published reports differ on the preview window, spanning late 2026 to early 2027. Nothing is confirmed until CDL announces dates.
| Milestone | Date | Status |
|---|---|---|
| Preview / showflat opening | Late 2026 to early 2027 | Expected |
| E-application window | Expected | |
| Balloting | Expected | |
| Booking day | Expected |
Swipe to see the full table →
How it works, in plain terms. Registering for the preview costs nothing and commits you to nothing. If e-applications outnumber units, and with this demand backlog I'd expect that, a ballot decides the order in which buyers pick. Ballot position is luck. Being registered in time is not. If your number gets called, you'll want your loan in-principle approval and your cheque book ready, because booking day moves fast and hesitation costs you your pick.
What I won't do is tell you units are "almost gone" or that prices will definitely rise. What I will tell you: the registration window is the only part of this process that closes quietly, and it costs you five minutes to be on the right side of it.
FAQ
Questions about Solano Grand EC
99-year leasehold. Almost all ECs are. The land is sold by HDB through the GLS programme on 99-year terms.
The tender requires completion within 60 months of the August 2025 award, which points to around 2030. Treat that as an estimate until the official TOP is published.
Not at launch. ECs at launch are restricted to Singapore Citizen households (SC+SC or SC+PR nucleus). After the five-year MOP, PRs can buy on the resale market. Foreigners can buy only after the ten-year privatisation.
Old rules. The tender closed on 5 August 2025, before the 8 May 2026 cutoff. That means a five-year MOP, privatisation at ten years, DPS still possible, and a 70% first-timer quota. EC sites tendered after the cutoff carry the new, stricter regime.
Yes. 30% of units are open to second-timer households at launch. If you've received a housing subsidy before (a BTO, a resale flat bought with grants, or an earlier EC), a resale levy likely applies. The amount depends on your first flat type, so check your exact figure with HDB before you budget. My resale levy guide walks through it.
Household income must be $16,000 or below. Under the 30% MSR, a $16,000 household can service about $4,800 a month. That's roughly a $1.0M loan at the 4% stress rate over 30 years, or around a $1.34M purchase with 75% financing. If you're below the ceiling, scale down from there. Run your exact numbers on the affordability calculator, or send me your figures and I'll sanity-check them.
E-brochure & showflat
Get the e-brochure, price list and a showflat slot
The e-brochure, floor plans and official price list go out the moment CDL releases them. Leave your details and you'll get them the same day, plus the preview dates when they're confirmed. No spam, and your details stay with me.
Get the e-brochure + price list
Got it.
You'll get the e-brochure and price list on WhatsApp the day CDL releases them, plus the preview dates once confirmed.
Prefer to talk now? WhatsApp Viona
Prefer to just talk?
Showflat slots will go by appointment once the preview opens. Tell me your preferred day and I'll hold a slot for you, or ask me anything about eligibility, the levy, or the maths above.