TOP Year 2023      .       8 Mins Walk to MRT      .      


We present here the Essence Singapore, a low-rise condominium under development that will complete around 2023. If you have been looking for a cosy home in a laid-back, quiet and green residential estate with a slightly rustic charm, then this one’s for you.

It sits close to the junction of Upper Thomson, Mandai, and Sembawang Roads. This section of Upper Thomson / Sembawang is sandwiched between Lower and Upper Seletar Reservoirs and their nature reserves, which makes for a very green environment within walking distance.

The neighbourhood of the Essence condo is one of the least densely populated residential areas of Singapore, with limited supply of new condominiums. Besides the nature reserves and parks, most buildings in the vicinity are landed houses, with a couple of low-rise condominiums around. We have the landed estates of Hong Heng Terrace and Mandai Gardens behind, and Springside and Springleaf to the front.

The Essence Condo . Site Location

The Essence Singapore . Site Location

This part of Singapore is sometimes characterised as being remote and out of the way. In reality, it is closer to the city centre that most people realise. From the Essence condo to Raffles Place, would take about 20 minutes driving time off-peak via the CTE (Central Expressway), since it is close to the CTE exit. That timing will be even shorter once the North-South Expressway opens.

The completion of the Thomson MRT line around 2020 will also make this part of Singapore more accessible for those who don’t drive. The good news is that the Essence condo is within walking distance of Springleaf MRT station, about 520 metres, or 8 minutes walk away. From Springleaf station to Orchard station should take around 25 minutes, which is a comfortable ride.


Name The Essence
Developer Lian Soon Holdings Pte Ltd & OKP Land Pte Ltd
Status Condominium (No restrictions on foreign ownership)
Address Chong Kuo Road, Singapore
District 26
Site Land Area 4,282.9 m² (46,101 sq ft)
Gross Floor Area 5,996 m² (64,541 sq ft)
Plot Ratio 1.4
Tenure 99 years leasehold
Number of Storeys 5
Number of Units 85
Architect TBA


The Essence floor plans are pending final approvals. Please let us know note via the Contact Form if you would like us to send you the Essence condo floor plans once ready.


The Essence Site Boundaries . Neighbourhood

The Essence Site Boundaries . Neighbourhood . Source: URA

This is a roughly squarish plot of land. Originally Chong Kuo Road ran right through the site, but URA closed the road, and sold it together with the 2 pieces of land on both sides of it to form this parcel.

So what we have now is an interesting site, that is an almost classical square surrounded by low-rise buildings. Landed terraces on its south and west boundaries, and apartments flanking its north, with the main entrance coming in from Sembawang Road on its east.

On both sides of its main entrance accessway, are a couple of rows of old shophouses, with a nice choice of eating houses and cafes.

Across Sembawang Road to the front of the site, are more rows of shophouses with more food joints, and Springside Estate behind that. The surrounding houses are generally slightly shorter than the Essence will be, so there should be quite good wind flows and light.

The Essence Condo Site . View Looking North-West from Entrance

The Essence Condo Site . View Looking North-West from Entrance


The Essence condo showflat is not available for viewing appointments yet. Please send us a line below if you wish to be kept updated on the opening schedule for the showflat.


Pricing . Unit Types & Sizes . Click to Open / Close


Unit Description Type No. of
Strata Area
(sq m)
Strata Area
(sq ft)
1 Bedroom A TBC TBA TBA
2 Bedroom B TBC TBA TBA
3 Bedroom C TBC TBA TBA
4 Bedroom D TBC TBA TBA
Total Number of Units 85

Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

The Essence Condo Prices . Click to Open / Close


The price ranges are still being deliberated. Kindly let us know through the Contact Form below if you wish to be kept posted when indicative prices are known.

The Essence Pricing . Cost Background

This site was put up for sale under the second-half 2017 Government Land Sales (GLS) programme. Out of eight bids received for it, the top 3 were above SGD$43 million, and within a narrow range of 1.7%.

A joint venture of OKP Land & Lian Soon Holdings submitted the winning bid of SGD$43.9 million in February 2018. Given the land size of 46,101 square feet and plot ratio of 1.4, the land cost works out to $681 per square foot per plot ratio (PSF PPR).

Including development, construction, and financing, the break even comes out to roughly $1,100 PSF. The average selling price could range from $1,300 to $1,350 PSF, but this is not finalised yet.


The Essence condo is being developed by a joint venture of Lian Soon Holdings and OKP Land.

OKP Land is the real estate arm of OKP Holdings Limited (OKP). OKP and its subsidiaries are a leading civil engineering and infrastructure group incorporated in Singapore in 1966. The Group specialises in the construction of a wide range of projects, embracing both private and public sector work. From residential projects such as the luxury 21 Angullia Park, to flyovers, roads, bridges and expressways, and from airport runways and infrastructure, to petrochemical plants, and oil and gas-related infrastructure.

OKP Land expands the Group’s core business into property development and investment. In partnership with other developers, it has successfully launched and completed projects such as LakeLife EC in Jurong, and Amber Skye at Amber Road in the East Coast of Singapore.

Amber Skye by OKP . Developer for The Essence Condo

Amber Skye by OKP . Developer for The Essence Condo


The Essence Location Site Master Plan

The Essence Location Site . Source: URA Master Plan

  1. Location. The Essence location is within an established quiet residential neighbourhood in the Upper Thomson Road / Sembawang Road area. This is a predominantly low-rise housing estate that is not as built up as the rest of Singapore, and so has a more relaxed feel.

  2. Shopping, Supermarkets & Food. In the immediate vicinity, you can find food outlets and eating houses and shops within a short walk. Some directly in front of the project, and others across Sembawang Road at The Brooks I and II.

    The Essence Condo Location Map . Neighbourhood

    The Essence Condo Location Map . Neighbourhood

    For more, make your way 3 km to Northpoint Mall, one of the largest shopping centres in the north of Singapore. Or to Sembawang Shopping Centre, about 5 km away. Better still, take the train 4 stops down to Upper Thomson station and Thomson Plaza.

  3. Nearest MRT Stations. The Essence condo location will be around 520m, or 7 to 8 minutes walk to the upcoming Springleaf MRT station on the Thomson East Coast Line, that goes to Orchard Road, Shenton Way, Marina Bay, and East Coast Park. This line will also join the cross border rail link to Johor Bahru in future.

  4. Accessibility. The Essence location is 2 minutes drive to the SLE (Seletar Expressway) that joins the BKE, CTE and TPE, making most parts of Singapore easily accessible. Off-peak, it is about 20 to 25 minutes drive to the CBD.

  5. Parks & Recreation. One of the most attractive things about the Essence condo location is its proximity to nature reserves, parks, and reservoirs. It sits between two large water bodies, the Lower and Upper Seletar Reservoirs and attendant parks. In the vicinity we also have the scenic Seletar and Orchid Golf & Country Clubs, and the Singapore Island Country & Golf Club. Overall, a pleasant green environment.

  • 1 to 3 Mins Walk to MRT
  • 10 to 12 Mins Walk to MRT
  • 13 to 15 Mins Walk to MRT
  • 16 to 18 Mins Walk to MRT
  • 19 to 21 Mins Walk to MRT
  • 22 to 24 Mins Walk to MRT
  • 25 to 27 Mins Walk to MRT
  • 28 to 30 Mins Walk to MRT
  • 31 to 33 Mins Walk to MRT
  • 34 to 36 Mins Walk to MRT
  • 37 to 39 Mins Walk to MRT
  • 4 to 6 Mins Walk to MRT
  • 7 to 9 Mins Walk to MRT
  • Deferred Payment Scheme
  • Dual Key Units
  • Luxury High-End Project
  • Near Park / Nature Reserve
  • Near Reservoir
  • Near Shopping Mall
  • Near Sports Complex
  • Near to City
  • Payment Scheme
  • Prime District
  • Progressive Payment Scheme
  • Proximity to Primary School
  • Sea / Water Views
  • Special Discounts
  • Special Features
  • Star Buys
  • Walk to MRT
  • Within 1KM of Ai Tong Primary School
  • Within 1KM of Anglo Chinese Primary School (Barker Road)
  • Within 1KM of Catholic High
  • Within 1KM of Cedar Girls Primary School
  • Within 1KM of Holy Innocents Primary School
  • Within 1KM of Kong Hwa Primary School
  • Within 1KM of Maris Stella
  • Within 1km of Methodist Girls' Primary School
  • Within 1KM of Nan Chiau Primary School
  • Within 1KM of Nan Hua Primary School
  • Within 1KM of Ngee Ann Primary School
  • Within 1KM of Paya Lebar Methodist Girls' Primary School
  • Within 1KM of Raffles Girls Primary School
  • Within 1KM of River Valley Primary School
  • Within 1KM of Rosyth Primary School
  • Within 1KM of Singapore Chinese Girls' Primary School
  • Within 1KM of SJI Junior
  • Within 1KM of St Andrews Primary School
  • Within 1KM of Tao Nan Primary School


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