North Gaia
Why North Gaia
North Gaia is Singapore’s premier nature-fringe Executive Condominium, sited directly along the Khatib Bongsu River and adjacent to the 40-hectare Khatib Bongsu Nature Reserve — a rare Singapore mangrove and mudflat habitat. Developed by Sing Holdings (Yishun) Pte. Ltd., the project comprises 11 blocks of 14-storey towers housing 616 units, constructed using the advanced PPVC (Prefabricated Prefinished Volumetric Construction) method for precision and quality. For Singapore Citizens and eligible buyers, North Gaia offers a compelling entry point into private-residential living at prices well below comparable private condominiums, in a setting defined by nature, community, and connectivity.
Nature Reserve Frontage
North Gaia is one of very few residential developments in Singapore that directly faces a protected nature reserve. Views from the north and northeast overlook the Khatib Bongsu mangrove habitat — an unobstructed natural corridor that cannot be built out.
EC Value Proposition
Launched at ~S$1,108 psf average, North Gaia offered equivalent specifications to private condominiums at a meaningful discount. After 5-year MOP and eventual privatisation at 10 years, historical EC performance suggests strong capital appreciation potential.
Khatib + Yishun MRT
Khatib MRT (North South Line) is approximately 7 minutes away; Yishun MRT interchange is within 12 minutes. The upcoming Yishun Town integrated redevelopment further strengthens the neighbourhood’s long-term fundamentals.
Project At-a-Glance
| Developer | Sing Holdings (Yishun) Pte. Ltd. (joint venture with Forsea Residence Pte. Ltd. — Woh Hup group) |
| Address | Yishun Close, Yishun Planning Area (District 27) |
| Site Area | 21,514 sqm (~231,577 sqft) |
| Plot Ratio | 2.80 |
| No. of Towers / Storeys | 11 blocks of 14 storeys |
| Total EC Units | 616 units |
| Tenure | 99-year leasehold |
| Est. Vacant Possession (NOVP) | 30 June 2027 |
| Legal Completion | 30 June 2030 |
| Construction Method | PPVC (Prefabricated Prefinished Volumetric Construction) |
| Architect | P&T Consultants Pte Ltd |
| Main Contractor | China Jingye Construction Engineering (Singapore) Pte Ltd |
Unit Mix and Sizes
| Type | Units | Size (sqft) | Size (sqm) | % of Total |
|---|---|---|---|---|
| 3-Bedroom (C types) | 164 | 958–980 | 89–91 | 27% |
| 3-Bedroom + Yard (CY types) | 176 | 1,001 | 93 | 29% |
| 3-Bedroom + Yard + Study (CS types) | ~165 | ~1,076–1,163 | ~100–108 | ~27% |
| 4-Bedroom (D types) | ~74 | ~1,302–1,432 | ~121–133 | ~12% |
| 5-Bedroom (E type) | ~37 | ~1,711 | ~159 | ~6% |
| TOTAL | 616 | 958–1,711 sqft | 89–159 sqm | 100% |
* All unit types are 3-bedroom and above — no 1BR or 2BR. This positions North Gaia as a family-oriented EC. Sizes are approximate. P = Penthouse-level, H = Highest level units.
Indicative Pricing
North Gaia is an Executive Condominium. Pricing indicated is based on the April 2022 launch period. EC units are subject to the Minimum Occupation Period (MOP) of 5 years before resale. Eligibility rules apply — buyers must meet HDB’s EC income ceiling of S$16,000 gross monthly household income and other criteria. All figures are indicative; verify with a licensed property consultant.
Why Buyers Are Watching
- 1Khatib Bongsu Nature Reserve views — Very few Singapore residential developments directly overlook a gazetted nature area. The Khatib Bongsu mangrove reserve (40 hectares) forms a permanent green buffer on the northeast — no development can occur on this land, making the nature views genuinely perpetual.
- 2EC capital appreciation track record — Singapore’s EC segment has consistently delivered strong price appreciation after MOP privatisation. ECs that launched at S$700–900 psf in 2012–2015 frequently traded at S$1,100–1,400 psf by 2023–2025. North Gaia’s launch band of ~S$1,108 psf positions it to benefit from continued EC price normalisation towards private condominium benchmarks.
- 3All units 3-bedroom and above — Unlike many condominiums that mix studio/1BR investor units with family units, North Gaia’s unit mix is exclusively 3BR to 5BR — a strong signal for stable, owner-occupation-led demand and a community of families rather than short-term tenants.
- 4PPVC construction quality — North Gaia uses Prefabricated Prefinished Volumetric Construction — a factory-manufactured, precision-fitted building system that reduces on-site defects, improves acoustic separation, and results in higher finish quality versus conventional poured concrete. It also typically achieves a lower carbon footprint.
- 5Yishun Town transformation — Yishun is undergoing a significant government-led upgrade — new hawker centres, sports facilities, community nodes, and the Yishun Health campus. This infrastructure investment is expected to narrow the price gap between D27 and more central districts over the medium term.
- 6Resort-grade EC amenities — The extensive clubhouse, lap pool, leisure pool, Firefly Garden, Tranquil Courtyard, gymnasium, dining pavilion, BBQ area, and children’s adventure zone deliver a lifestyle that competes with private condominiums — reinforcing the EC value proposition for buyer satisfaction post-completion.
Location and Connectivity
Schools Nearby
| School | Level | Proximity |
|---|---|---|
| Yishun Primary School | Primary | ~1.5 km |
| Naval Base Primary School | Primary | ~1.8 km |
| Yishun Secondary School | Secondary | ~1.5 km |
| Northland Secondary School | Secondary | ~2.0 km |
| Yishun Innova Junior College | JC | ~2.5 km |
Lifestyle and Amenities
Lap Pool & Aqua Zone
Resort-style lap pool, leisure pool, and water features spread across the landscaped deck between towers — a signature amenity for residents of all ages.
Firefly Garden
A uniquely Singapore landscape feature inspired by the nearby Khatib Bongsu mangrove ecosystem — lush tropical planting designed to blur the boundary between residence and nature reserve.
Resort-Scale Facilities
Gymnasium, function rooms, dining pavilion, BBQ area, children’s playground, co-working spaces, and community clubhouses — a comprehensive lifestyle offering within the EC segment.
Site Plan
Floor Plans (Selected)
One representative plan is shown per bedroom type. Download the full floor-plan PDF or contact us for the complete set.
Elevation and Stack Chart
Facilities (30+)
Gallery
Developer and Consultant Team
Sing Holdings (Yishun) Pte. Ltd.
A joint venture between Sing Holdings and Forsea Residence Pte. Ltd. (part of the Woh Hup group). Sing Holdings is a Singapore-listed property developer with over 40 years of experience delivering residential, commercial, and mixed-use projects. Woh Hup is one of Singapore’s most established construction and development groups. Together they have delivered quality EC and private residential developments with consistent completion track records. North Gaia uses PPVC construction — a quality-driven off-site fabrication method that results in higher precision, better acoustic separation, and improved finishing quality.
| Role | Firm |
|---|---|
| Architect | P&T Consultants Pte Ltd |
| Landscape Consultant | ECOPlan Asia |
| Civil & Structural Engineer | KCL Consultants Pte Ltd |
| M&E Engineer | United Project Consultants Pte Ltd |
| Main Contractor | China Jingye Construction Engineering (Singapore) Pte Ltd |
Sustainability and Specifications
- PPVC Construction: Prefabricated Prefinished Volumetric Construction reduces on-site construction waste, improves productivity, and delivers superior finish quality and acoustic performance versus conventional in-situ casting
- Nature Integration: Landscape design by ECOPlan Asia draws from the Khatib Bongsu mangrove ecosystem — using native and adaptive planting to create a biophilic living environment that blends with the adjacent nature reserve
- Tower Orientation: All 11 blocks tilted 22.5° north-south to minimise direct solar exposure, optimise cross-ventilation, and maximise viewsheds towards the nature reserve
- BCA Green Mark: North Gaia is designed and built to BCA Green Mark certification standards consistent with HDB and BCA’s joint EC Green Mark requirements
- EV-Ready Provisions: Basement carpark designed with EV infrastructure provisions in line with Singapore’s electrification targets
Project Timeline
GLS Site Award — March 2022 (Sing Holdings consortium wins Yishun Close GLS tender)
Public Launch — April 2022 (overwhelmingly subscribed EC launch, ~496 ballots for 616 units)
Construction Underway — 2022–2027 (PPVC factory-fabricated modules)
Estimated TOP (NOVP) — 30 June 2027
5-Year MOP — ~30 June 2032 (units may be sold to SC/PR only after MOP)
Privatisation (10 Years) — ~30 June 2037 (units may be sold to foreigners; EC becomes fully private condo)
Project Factsheet
Download the Full Sales Pack
Frequently Asked Questions
Who is eligible to buy North Gaia EC?
What is the MOP and privatisation timeline for North Gaia?
Can I use CPF to purchase North Gaia EC?
What is the expected TOP date for North Gaia?
What unit types are available at North Gaia EC?
How has North Gaia performed versus its launch price?
Is ABSD payable on an EC purchase?
Ready to explore North Gaia EC?
Get the full floor-plan PDF, EC eligibility checklist, and the latest sub-sale transaction data — sent via WhatsApp.
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Information on this page is published by LovelyHomes.com.sg for general reference purposes only and does not constitute professional property, legal, or financial advice. North Gaia is an Executive Condominium subject to HDB EC rules including eligibility criteria, Minimum Occupation Period, and privatisation timeline. All prices, unit mixes, availability, and specifications are sourced from developer materials current as at April 2022 and may have changed. Prospective buyers must independently verify EC eligibility, current project status, and pricing with a Licensed Property Agent or HDB directly. Images are artistic impressions only. LovelyHomes.com.sg does not hold a real estate agency licence. Please seek advice from licensed professionals before making any property purchase decision.
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