Originally planned as the North-South Expressway (NSE), the project was reconceptualised as the North-South Corridor (NSC) to promote the Walk-Cycle-Ride (WCR) experience, and now comprises the NSC Expressway (Tunnel and Viaduct), as well as NSC surface street.

Source: LTA

The corridor's purpose is to relieve traffic between the north and south of Singapore, while supporting new developments along its length. The NSC will run from Woodlands to Rochor, spanning over 21.5km.

Source: LTA

The NSC is expected to be completed in phases, with the viaduct estimated for 2027 while the tunnel is estimated to be completed in 2029.

What is the significance of the North-South Corridor?

Currently, the fastest way to travel from Woodlands to Rochor is through the Seletar Expressway (SLE) and Central Expressway (CTE). Even without traffic, the journey takes up to 40 mins.

If we take into account peak hour traffic, it becomes 1 hour 20 mins just to travel to the city area.

Source: LTA, Google Maps

With the completion of NSC, the travelling time could be reduced significantly. Motorists travelling between the North and City Centre would spend only 15-20 mins on the road during non-peak hours.

Since the NSC is offered as an alternative to CTE and SLE, it can reduce traffic congestion on those expressways, extending the benefits to commuters. Since the NSC operates both under and above ground, this frees up the surface street for further developments.

The accessibility and benefits of NSC reaches beyond just the motorists, but also for those living and working along it.

With the dedicated bus-only lanes, LTA said previously that bus travelling times from Woodlands, Sembawang, Yishun and Ang Mo Kio to the city could be cut by up to 30 mins!

The NSC will also feature a 34 km Central Corridor by NParks. This recreational route connects seamlessly with the Round Island Route, Coast-to-Coast Trail, and several parks and park connectors. Cyclists and pedestrians can benefit from the increased amenities as well enhanced connectivity.

How does increased accessibility add value to nearby properties?

Usually, projects that are closer to transport nodes (such as MRT stations) experience higher growth. Here are two examples.

1. Punggol

Source: URA, Edgeprop Market Trends

These all have similar tenures and are considered large projects with over 400 units. The main difference is their proximity to Punggol MRT.

If we take a look at the 10 year average property price growth rates of A Treasure Trove and Parc Centros, which is close to the MRT, they are significantly higher than River Isle, which is much further away.

Being nearer to the MRT means less travel time as residents don't have to take another bus or walk long distances home.

In short, reduced travelling time and increased accessibility add value, leading to increased demand and could be the reason for more capital appreciation.

2. Potong Pasir

Source: URA, Edgeprop Market Trends

We see a similar trend here as Sennett Residence and Sant Ritz which are both near Potong Pasir MRT experienced almost double growth compared to 8@Woodleigh, even though all of them have similar tenure and project sizes.

The interesting case of Canberra

The Sembawang area, or to be specific, Canberra, has always been considered too far from anywhere. It's what we call “ulu” (a Malay term referring to a remote place).

That is, until 2019 when the new Canberra MRT Station was opened and operational along the North-South Line. With this new MRT station, there's now a direct line from Canberra to the city.

Sembawang is no longer seen as “ulu” as property prices in that area, specifically HDB resale prices, experienced its highest growth from 2019 to 2023, hitting highs of 63% for 4-room HDB resale flats.

This growth was attributed to Canberra MRT's opening, plus new amenities in the area like Canberra Plaza.

Canberra's potential doesn't stop there — one of the entrances/exits of NSC is located right next to the Canberra area.

Source: LTA

With this upcoming new connectivity, how would this affect the value of nearby projects such as those shown below?

Source: URA, Edgeprop Market Trends

Executive Condominiums are usually located in areas that are either far from transport nodes, or not convenient to access.

In this rare instance, The Visionaire and The Brownstone both have sheltered walkways to Canberra MRT.

These projects have also recently reached their Minimum Occupation Period (MOP), which means there is still potential growth in the future.

Would they have even higher growth potential in the future once NSC is completed?

Final Thoughts

If you have driven along CTE before, you would know about the horrible traffic congestion that always occurs, sometimes even during non-peak periods. Below is a video of the CTE at 4pm.

Source: Ernest Goh

The NSC is going to be a game changer, not just for those living in the North but for the entirety of Singapore.

Motorists, commuters, cyclists and even people who just want to enjoy a morning jog all stand to benefit.

I've always heard the "East side is best side" or "West side is best side" debate, and the north side seems to be a forgotten area (or assumed to be the worst).

But hey, maybe it's finally time for "North side is best side"?