1 Canberra — also marketed as One Canberra — is a fully privatised Executive Condominium (EC) in District 27, Sembawang, developed by MCC Land (Singapore) Pte Ltd and completed with Temporary Occupation Permit (TOP) in 2015. Sitting on a generous land parcel of approximately 300,000 sq ft along Canberra Drive, the development comprises 665 units spread across 13 residential towers — each designed as a point block with just four stacks per floor, granting residents above-average privacy and cross-ventilation. With its leasehold tenure running 99 years from the date of land grant, 1 Canberra entered the open resale market after satisfying its five-year Minimum Occupation Period (MOP) around 2020, and reached the 10-year privatisation milestone in 2025, making it fully eligible for purchase by Singapore Citizens, Permanent Residents, and foreign buyers alike. This transition from quasi-public EC status to fully privatised private condominium is a defining event for 1 Canberra, broadening its buyer pool significantly and placing it squarely in the mainstream resale condominium category for the first time in its history.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Sembawang and the broader District 27 corridor have historically been perceived as a northern fringe address — affordable but perceived as "far" by buyers anchored to the Central Region. That narrative has been shifting meaningfully. The opening of Canberra MRT Station (NS12) on the North–South Line in 2019 fundamentally re-rated connectivity in the area. Designed with a nautical theme inspired by Sembawang's legacy as a British naval base, the elevated station is served by five entrances with covered walkways, a bicycle park for over 500 bikes, and direct ground-level access to Canberra Plaza — a neighbourhood mall housing supermarkets, food outlets, clinics, and enrichment centres. Residents of 1 Canberra are approximately a 10-minute walk or a short bus ride from this station, placing Raffles Place within roughly 40 minutes on the NSL and Orchard Road within 30–35 minutes.
The macro-level tailwinds for the Sembawang precinct are also becoming more tangible. The Woodlands Regional Centre, gazetted as one of Singapore's key decentralised business hubs, continues to attract office and mixed-use development, shortening the effective employment catchment for D27 residents. Separately, the North Coast Innovation Corridor — linking Woodlands, Sembawang, and Yishun — is expected to bring higher-value industries and amenities to the northern belt over the next decade, supporting both rental demand and long-term capital appreciation. The Urban Redevelopment Authority's active Government Land Sales programme in the Canberra micro-market, including new EC and condo sites launched in 2025–2026, signals continued state confidence in the precinct's residential potential.
Within this context, 1 Canberra occupies an interesting position: it is a post-privatisation legacy EC with a 2015 vintage, surrounded by a younger cohort of developments that launched at higher nominal prices but carry less lease-decay risk in the short term. Buyers weighing 1 Canberra against newer Sembawang condos must factor in the ~10 years of lease already elapsed against the EC's generally lower per-square-foot entry prices and its now-standard private condominium legal standing.
We track 225 sales and 134 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 1 CANBERRA dashboard.
- Average sale price: $1,283,936 across 225 transactions
- Estimated gross rental yield: 3.4%
- District 27 PSF ranking: Mid-range (top 66%)
- · OCR · D27 · 665 units
About 1 CANBERRA
1 CANBERRA is a condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by MCC LAND (SINGAPORE) PTE LTD, comprising 665 residential units, completed in 2015.
With approximately 88 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 1 CANBERRA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 39 | $1,138 psf | $1,076,190 |
| 3 BR | 162 | $1,107 psf | $1,212,594 |
| 4 BR | 6 | $1,052 psf | $1,695,167 |
| 5+ BR | 18 | $943 psf | $2,239,056 |
Sales Market Overview
1 CANBERRA has recorded 225 sale transactions with an average transaction price of $1,283,936, ranging from $835,000 to $2,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 78 | $945 psf | $1,073,901 | — |
| 2022 | 39 | $1,046 psf | $1,242,996 | ↑ 10.6% |
| 2023 | 22 | $1,166 psf | $1,340,500 | ↑ 11.5% |
| 2024 | 36 | $1,212 psf | $1,387,647 | ↑ 3.9% |
| 2025 | 42 | $1,279 psf | $1,489,005 | ↑ 5.5% |
| 2026 | 8 | $1,189 psf | $1,832,500 | ↓ 7.0% |
1 CANBERRA ranks in the top 66% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, 1 CANBERRA trades 29.2% below the segment benchmark.
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Rental Market Overview
1 CANBERRA has recorded 134 rental transactions with monthly rents averaging $3,681/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 116 | $3,650/mo | $1,800/mo | $4,500/mo |
| 4 BR | 18 | $3,883/mo | $1,500/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $2,654/mo |
| 2022 | 24 | $3,575/mo |
| 2023 | 23 | $3,780/mo |
| 2024 | 28 | $3,770/mo |
| 2025 | 37 | $3,921/mo |
| 2026 | 8 | $4,100/mo |
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Investment Analysis
Based on average rents and sale prices, 1 CANBERRA delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 335 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows 1 CANBERRA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 1 CANBERRA
- Canberra MRT
- Yishun MRT
- Canberra Secondary School
- Canberra Primary School
- North View Primary School
Nearby MRT Stations
1 CANBERRA is 620m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of 1 CANBERRA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 650m |
| Canberra Primary School | Primary | 670m |
| North View Primary School | Primary | 710m |
| XCL World Academy | International | 1.3 km |
| Yishun Primary School | Primary | 1.3 km |
| Yishun Town Secondary School | Secondary | 1.3 km |
| Yishun Innova Junior College | Jc | 1.3 km |
| Wellington Primary School | Primary | 1.3 km |
| Sembawang Primary School | Primary | 1.5 km |
| Sembawang Secondary School | Secondary | 1.5 km |
| Chung Cheng High School (Yishun) | Secondary | 1.5 km |
| Yishun Secondary School | Secondary | 1.6 km |
1. Fully Privatised EC Status — Broader Buyer Pool, Cleaner Ownership
Since crossing the 10-year mark in 2025, 1 Canberra no longer carries the resale encumbrances associated with younger ECs. There are no buyer eligibility restrictions (no citizenship or household income caps apply to resale purchases), no prohibition on foreign ownership, and no HDB rules governing subletting. This materially expands the secondary market liquidity of the development and supports price discovery against comparable private condominiums rather than the more restricted EC sub-market.
2. Generous Land-to-Unit Ratio and Point-Block Design
With approximately 300,000 sq ft of land serving just 665 units, the site density is low by Singapore standards. The deliberate choice to use point-block towers — four stacks per block across 13 blocks — means no stacked corridor-facing units, minimal neighbour facing, and strong natural ventilation. Buyers accustomed to the "pencil tower" and slab-block layouts common in newer high-density developments will find 1 Canberra's spatial generosity a meaningful differentiator.
3. Established Facilities in a Proven Community
A decade post-TOP, the facilities at 1 Canberra — swimming pools, tennis courts, function rooms, gymnasium, and landscaped gardens — are well-maintained and fully mature. Unlike newly TOP'd condos where facilities are still being fine-tuned and the resident community is forming, 1 Canberra has a settled management committee, active residents' engagement, and a track record of MCST governance. This operational maturity reduces the "teething problem" risk that buyers of brand-new developments often absorb in their first two to three years.
4. Value Pricing Versus Newer Canberra Area Launches
New launches in the Canberra micro-market in 2025–2026 have been priced at launch averages well above S$1,500 psf. As a 2015-vintage resale, 1 Canberra typically transacts at a meaningful discount on a per-square-foot basis. For buyers who prioritise quantum over absolute psf — especially families seeking three- or four-bedroom units — this pricing differential can translate into lower absolute purchase prices and reduced cash-over-valuation (COV) exposure relative to newer stock.
5. Proximity to Canberra MRT and Canberra Plaza
The 2019 opening of Canberra MRT Station (NS12) eliminated the key infrastructure gap that had historically weighed on Sembawang EC valuations. Combined with Canberra Plaza's day-to-day retail and F&B offerings directly adjacent to the station, residents have walk-to-station access to essential services without needing a car for daily errands — a meaningfully improved lifestyle proposition compared with the pre-2019 status quo.
1. Lease Decay — The 99-Year Clock Is Already ~10 Years Advanced
Every 99-year leasehold property begins depreciating in expected value as the lease shortens. At approximately 10 years elapsed, 1 Canberra has roughly 89 years of lease remaining as of 2025. While that still comfortably satisfies most banks' Loan-to-Value (LTV) requirements and CPF usage rules today, buyers should model the trajectory forward: by the time a buyer who purchases in 2025 reaches the typical 30-year ownership horizon, the development will have around 59 years of lease left — a threshold at which CPF usage restrictions and bank financing friction typically begin. Lease decay is a mathematically certain headwind that accelerates in later decades and is the primary structural risk for any long-hold strategy in this development.
2. MCC Land Quality Concerns on Some Projects
MCC Land has a creditable portfolio and has ranked among Singapore's top-10 developers. However, the Building and Construction Authority (BCA) has on occasion noted defect feedback on MCC Land projects, including reports of water seepage issues post-CONQUAS. Prospective buyers of 1 Canberra's resale units should commission an independent building inspection (particularly for units with concealed piping, bathrooms, and roof terraces) before committing, as some defects in a decade-old development may not be immediately visible during a standard viewings.
3. Northern OCR Location — Rental Yield Ceiling and Tenant Profile
District 27 is firmly in the Outside Central Region (OCR). Rental demand is supported primarily by Singaporean families, PRs, and Employment Pass holders working in the northern industrial and technology corridors. The expatriate rental tenant base that underpins higher-psf rents in CCR and RCR is largely absent. This caps achievable gross yields — typically in the 3–4% range for 1 Canberra-size units — and means capital appreciation is more dependent on owner-occupier demand than on investor yield compression, making it more sensitive to overall HDB upgrader sentiment.
4. Surrounding New Supply Competition
The Canberra precinct has attracted multiple new Government Land Sales (GLS) launches in 2025–2026. These new-launch condominiums and ECs will compete directly with 1 Canberra for both buyers and tenants. Fresh supply with shorter remaining leases and modern design specifications can shift buyer preference away from older resale stock, particularly if new launches are perceived as offering superior layouts or smart-home features at only a modest premium.
5. No Strata Landed or Unique Amenity Premium
Unlike some District 27 developments with resort-style facilities or unique waterfront aspects, 1 Canberra's facilities, while comprehensive, are conventional. There is no jacuzzi garden, sky terrace, or destination amenity that creates a premium pricing anchor above comparable nearby condominiums.
- ✅ HDB Upgrader — Singaporean Family: Fully privatised EC status means no eligibility restrictions apply at resale. The low-density point-block design, large-format three- and four-bedroom units, and established facilities suit families upgrading from HDB. Entry prices are materially below new launches in the same precinct, reducing cash outlay and allowing CPF to cover a larger share of the purchase price while lease tenure remains comfortable for a 20–25-year ownership horizon.
- ✅ HDB-Owning PR Buyer: Post-10-year privatisation, PRs face no additional waiting period or eligibility screen when purchasing 1 Canberra on the resale market. The development's competitive psf relative to newer condos and its established lease remaining (~89 years) sit within standard bank and CPF rules for PR buyers. A PR who is already an HDB owner must dispose of the HDB flat within six months of acquiring 1 Canberra — standard private condo rules apply.
- ⚠️ Long-Term Buy-to-Let Investor: Gross rental yields of approximately 3–4% are achievable given the OCR location and proximity to Canberra MRT. However, lease decay is a structural headwind for capital appreciation over a 15–20-year hold, and new supply from recent GLS sites will compete for tenants. Investors seeking stronger yield should model entry price carefully; investors focused on capital gains should note that the best EC privatisation uplift (the jump from restricted EC pricing to open-market private condo pricing) has already occurred.
- ⚠️ Foreign Buyer: Post-privatisation, foreigners are legally eligible to purchase 1 Canberra — a key change from its pre-2025 EC status. However, the Additional Buyer's Stamp Duty (ABSD) rate of 60% for foreigners makes OCR resale condominiums prohibitively expensive for most foreign purchasers on a pure investment basis. The buyer profile that benefits most from the privatisation event is the Singapore Citizen or PR, not the foreign buyer.
- ✅ Retiree or Empty-Nester Downsizer: The spacious grounds, point-block privacy, low-density ambience, and mature estate character of 1 Canberra suit retirees who want condo living without the high-density buzz of central condominiums. Sembawang's relatively lower cost of living, proximity to neighbourhood amenities at Canberra Plaza, and easy NSL access to family members across the city make this an appealing retirement-lifestyle option. The remaining lease of ~89 years easily outlives any typical retirement horizon, reducing lease-decay concern for this buyer type.
- ⚠️ First-Time Private Property Buyer (Citizens/PRs): Buyers exploring 1 Canberra as their first private property purchase should evaluate it against new EC launches, which (under the old five-year MOP framework applicable to 1 Canberra's era) historically offered better capitalisation at privatisation. For new ECs launched under the 2026 rules — 10-year MOP and 15-year privatisation — the comparison calculus changes. First-timers who did not qualify for an EC originally and are now buying resale benefit from 1 Canberra's competitive entry pricing, but should size up affordability using a Affordability Calculator and stress-test repayments with a Mortgage Calculator.
1 Canberra occupies a well-defined niche in the Singapore resale market: a fully privatised legacy EC offering lower-psf entry than its newer Sembawang neighbours, a low-density living environment rare in today's GLS-era condominiums, and MRT-connected urban convenience that simply did not exist at its 2015 TOP. The 2025 privatisation milestone has removed the most significant structural obstacle to price discovery — restricted buyer eligibility — and placed 1 Canberra on an equal legal footing with any other private condominium in the district.
The key trade-off is time: with approximately 89 years of lease remaining as of 2025, the development sits in a comfortable zone for most financing and CPF rules today, but buyers with a 25–30-year or longer horizon should explicitly model lease-decay effects on exit valuations. This is particularly relevant for investors, where the yield story in OCR is creditable but not exceptional, and capital appreciation will depend heavily on macroeconomic conditions and the pace of the Woodlands–North Coast precinct upgrade rather than any intrinsic scarcity in 1 Canberra itself.
For the HDB upgrader family or PR buyer seeking a spacious, well-maintained, genuinely low-density private condo within budget in the northern region, 1 Canberra presents a compelling case — especially when benchmarked against new launches in the same precinct that carry a 15–20% psf premium. For investors, entry price discipline and a realistic model of lease-adjusted exit values are essential. Compare financing scenarios using the Total Cost of Ownership Calculator and evaluate ROI assumptions carefully before committing. Consult the District 27 analytics page for the latest transaction data and yield benchmarks across the Sembawang submarket.
FAQ
What is the average price for 1 CANBERRA?
What is the rental yield for 1 CANBERRA?
Is 1 CANBERRA freehold or leasehold?
Is 1 Canberra still an Executive Condominium?
No. 1 Canberra reached its 10-year privatisation milestone in 2025 and is now a fully privatised private condominium. HDB rules — including buyer eligibility caps on household income, citizenship requirements, and restrictions on concurrent HDB ownership — no longer apply to resale transactions. It can be purchased by Singapore Citizens, Permanent Residents, and foreign buyers on the open market, subject to the applicable stamp duties (ABSD) for each buyer category.
What is the Minimum Occupation Period (MOP) rule and does it affect me buying 1 Canberra resale today?
The MOP is the mandatory period that the original EC owner must occupy the unit before selling or renting it out on the open market. For 1 Canberra, the original five-year MOP was satisfied around 2020. Since then, the units have been freely tradeable on the resale market to Singapore Citizens and PRs, and since the 2025 full privatisation, to foreign buyers as well. If you are purchasing a resale unit, the MOP rules that applied to the original buyer are already satisfied — they do not restart for you as a resale buyer. Note that Singapore introduced new EC rules in 2026 raising the MOP to 10 years and privatisation timeline to 15 years, but these apply only to new EC sites tendered under the new rules, not to 1 Canberra.
How far is 1 Canberra from Canberra MRT station?
1 Canberra is approximately a 10-minute walk from Canberra MRT Station (NS12) on the North–South Line, which opened in November 2019. The station provides direct train access to Yishun, Sembawang, Admiralty, and onward connections to Woodlands, Orchard, City Hall, and Raffles Place. The station is co-located with Canberra Plaza, offering supermarkets, food and beverage outlets, clinics, and other daily-use amenities immediately upon exiting the train.
Can foreigners buy a unit at 1 Canberra?
Yes, since 1 Canberra crossed the 10-year full privatisation threshold in 2025, foreign buyers are legally permitted to purchase units. However, foreigners are subject to Additional Buyer's Stamp Duty (ABSD) of 60% of the purchase price as at 2025 policy rates, making the effective acquisition cost substantially higher than for Singapore Citizens (0% ABSD on first property) or PRs (5% ABSD on first property). Most foreign purchasers would assess the ABSD burden carefully before proceeding.
What should I check when doing due diligence on a 1 Canberra resale unit?
Given the development's 2015 vintage, a professional building inspection is strongly recommended. Key items to examine include: water seepage or staining around bathroom ceilings, windows, and planters; condition of waterproofing at balconies and roof terraces; state of piping and electrical systems; and any outstanding MCST works or special levies. Obtain the MCST financial statements to verify the sinking fund balance and any upcoming major repair assessments. Review the individual unit's Title Search to confirm no encumbrances, caveats, or disputes. Factor the remaining lease (~89 years from 2025) into your CPF usage calculations and mortgage LTV projections using a Mortgage Calculator.
How does 1 Canberra compare to newer condominiums launching in the Sembawang area in 2025–2026?
New launches in the Canberra precinct have been priced at launch averages in the mid-to-high S$1,500 psf range and above, driven by higher land costs and contemporary design specifications. 1 Canberra's resale transactions typically occur at a discount to these new-launch benchmarks on a per-square-foot basis, offering a lower entry price for buyers who can accept the older vintage and the lease already elapsed. The trade-off is lease duration: a buyer acquiring 1 Canberra in 2025 gets roughly 89 years of lease remaining, whereas a new launch today provides a fresh 99-year lease. For shorter holding periods (5–10 years), this difference is financially immaterial in most resale scenarios. For very long-term holds (25+ years), the lease gap compounds. Compare financing options and total acquisition costs with the Total Cost of Ownership Calculator.
What are the typical unit sizes and configurations at 1 Canberra?
1 Canberra offers a range of unit types designed for family living, consistent with its EC origins targeting HDB upgraders. The development includes two-bedroom, three-bedroom, four-bedroom, and penthouse configurations. Unit sizes are generally more generous than contemporary new-launch condominiums at comparable prices, reflecting the lower land cost basis and earlier-era space norms. The point-block tower design — with only four stacks per floor across 13 towers — means most units benefit from at least two open aspects with minimal corridor-facing or directly neighbour-facing windows. Prospective buyers should verify exact floor areas on the specific unit's Option to Purchase (OTP) and cross-reference with URA's Realis transaction data for recently transacted units of comparable size.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 225 transactions analysed
- Rental data: 134 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 1 CANBERRA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,040 condo transactions recorded in District 27 over the last 12 months, 60% resale, 33% new sale, 7% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 27 reads 134.7 as of June 2026 — up 2.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 27 could add roughly 340 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Champions Way | — | ~340 | Confirmed | Available |
HDB Alternatives Nearby
Weighing 1 CANBERRA against staying public? These HDB towns sit within walking or short-drive distance: