Canberra Crescent Residences arrived on the Singapore new-launch scene in mid-2025 with a quietly confident pitch: an OCR family condo that does not ask buyers to choose between affordability and quality. Developed by the joint venture of Kheng Leong Co. and Low Keng Huat (Singapore) Limited — two names with deep roots in Singapore's built environment going back to 1949 and 1969 respectively — the 376-unit development sits on a 99-year leasehold site at 51 Canberra Crescent, District 27, in the rapidly transforming Sembawang-Canberra corridor. Launch weekend in July 2025 saw approximately 40 per cent of units transacted at an average price of S$1,974 per square foot, with entry pricing from S$1,880 psf — a figure that analysts noted represented the lowest OCR land-cost benchmark since 2020, yet the project delivered finishes and facilities more typically associated with mid-market city-fringe launches.
The address places residents within easy walking distance of Canberra MRT on the North-South Line (NSL), a station whose importance has grown substantially since the opening of the Thomson-East Coast Line Woodlands North interchange and the forthcoming Johor Bahru–Singapore Rapid Transit System link. Four 12-storey blocks and a 100-metre sky garden sit on a 219,985 sq ft site, lending the development a generous plot-to-unit ratio that keeps densities humane — a significant comfort in a segment where buyers too often trade space for location. This editorial examines whether Canberra Crescent Residences delivers on its promise, or whether the low entry price reflects genuine constraints that future owners must weigh carefully.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Understanding Canberra Crescent Residences requires understanding the macro shift that has been reshaping the North-South corridor over the past five years. Sembawang was long regarded as a sleepy naval-heritage town, its property values tempered by the absence of polished retail and an older demographic mix. That perception began to erode when Canberra MRT opened in November 2019, bringing a tube stop to a corridor that previously had a conspicuous gap between Yishun and Sembawang stations. Canberra Plaza — a neighbourhood mall anchored by a supermarket, a food court, and family-oriented services — followed, creating the commercial nucleus the area had long lacked.
The pace of transformation accelerated further with Bukit Canberra, a 12-hectare ActiveSG superhub that hosts Singapore's largest public gymnasium, four swimming pools and a 15-court sports hall. That kind of publicly funded lifestyle infrastructure is the sort of amenity private developers cannot replicate on a single site's budget, and it significantly raises the liveability quotient of the entire catchment. The URA Draft Master Plan 2025 added another long-range catalyst: the proposed Sembawang Shipyard Waterfront Lifestyle Precinct, which would redevelop the former Sembawang Shipyard land into a mixed waterfront destination — a generational transformation project that positions the area for appreciation over a 10-to-15-year horizon.
From a macro pricing standpoint, the District 27 market sits firmly in the Outer Central Region (OCR), where new-launch median prices hovered around S$1,900–S$2,100 psf in 2025. Canberra Crescent Residences' land cost of S$793 psf per plot ratio, secured at the July 2024 GLS tender for S$279 million, gives the developers a structural cost advantage compared with recent OCR land bids above S$1,000 psf. This land-cost differential has been passed through, at least in part, to buyers — a relative rarity in a post-ABSD environment where margins have tightened and developers have been reluctant to discount. The HDB upgrader pipeline further supports near-term demand: an estimated 3,500 flats in Yishun and Sembawang are projected to fulfil their Minimum Occupancy Period between 2026 and 2029, creating a natural constituency of motivated upgraders looking within familiar geography. URA price data confirms the structural uplift already underway; for granular transaction history and PSF trend analysis, see the price heatmap.
The developer JV carries credibility. Kheng Leong's recent portfolio includes MeyerHouse, 32 Gilstead, and the co-developed AMO Condo and Watergardens at Canberra. Low Keng Huat's track record stretches from the restoration of CHIJMES to Klimt Cairnhill and The Minton, a 1,145-unit mega-development in Hougang that was delivered on schedule and became one of the dominant resale references in its precinct. Both firms have demonstrated an ability to manage large-scale projects from GLS tender through to TOP, a capability that matters when a buyer is committing capital to a 2029 completion timeline.
We track 335 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CANBERRA CRESCENT RESIDENCES dashboard.
- Average sale price: $1,707,781 across 335 transactions
- District 27 PSF ranking: Premium tier (top 2%)
- 99 yrs lease commencing from 2024 · OCR · D27 · 376 units
About CANBERRA CRESCENT RESIDENCES
CANBERRA CRESCENT RESIDENCES is a 99 yrs lease commencing from 2024 condominium, located at CANBERRA CRESCENT in District 27 (Sembawang, Yishun) (Outside Central Region), developed by Peak Crescent Pte Ltd, comprising 376 residential units, completed in 2025.
With approximately 97 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 CANBERRA CRESCENT RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $2,151 psf | $880,000 |
| 1 BR | 91 | $2,002 psf | $1,288,819 |
| 2 BR | 141 | $1,983 psf | $1,639,010 |
| 3 BR | 100 | $1,981 psf | $2,210,835 |
Sales Market Overview
CANBERRA CRESCENT RESIDENCES has recorded 335 sale transactions with an average transaction price of $1,707,781, ranging from $880,000 to $2,700,639.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 298 | $1,987 psf | $1,646,323 | — |
| 2026 | 37 | $2,005 psf | $2,202,760 | ↑ 0.9% |
CANBERRA CRESCENT RESIDENCES ranks in the top 2% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, CANBERRA CRESCENT RESIDENCES trades 28.3% above the segment benchmark.
Loading chart data...
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 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
| THE BROWNSTONE | 99 yrs lease commencing from 2014 | 638 | $1,357 psf | 261 |
Location Map
Map shows CANBERRA CRESCENT RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CANBERRA CRESCENT RESIDENCES
- Canberra MRT
- Sembawang MRT
- Canberra Primary School
- Canberra Secondary School
- Sembawang Primary School
Nearby MRT Stations
CANBERRA CRESCENT RESIDENCES is 750m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 6 schools within 2 km of CANBERRA CRESCENT RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Primary School | Primary | 890m |
| Canberra Secondary School | Secondary | 930m |
| Sembawang Primary School | Primary | 1.1 km |
| Sembawang Secondary School | Secondary | 1.2 km |
| North View Primary School | Primary | 1.9 km |
| Naval Base Primary School | Primary | 2.0 km |
Competitive land cost and relative value proposition. The S$793 psf ppr land cost is the single most important number in the Canberra Crescent Residences investment thesis. Comparable recent OCR GLS sites — particularly in Tengah, Tampines, and Buona Vista fringe — have cleared land tenders above S$1,000 psf ppr, sometimes substantially so. The arithmetic consequence is that Kheng Leong and Low Keng Huat entered this project with lower breakeven costs, giving them room to price competitively and still deliver quality without sacrificing margin. For buyers, entry pricing from S$880,000 for a 409 sq ft one-bedder and S$1.11 million for a two-bedroom unit represents genuinely accessible quantum in a city where comparable new-launch condos regularly breach the S$1.5 million threshold for two-bedders. The affordability calculator and mortgage calculator can help buyers stress-test their specific income and cash scenarios against these numbers.
Walk-to-MRT convenience on a proven line. The North-South Line is Singapore's oldest and most mature MRT corridor, running from Jurong East and Marina Bay to Woodlands Interchange. Canberra station sits four stops from Woodlands Regional Centre — a node the government has designated for major commercial expansion as part of the Johor Bahru economic synergy strategy — and three stops from the upcoming RTS connection to JB. For residents who commute to the CBD, the NSL's direct service to City Hall and Raffles Place without a transfer reduces journey friction. The development's proximity to this station is a durable amenity: unlike expressway convenience, which is vulnerable to ERP zone changes, direct MRT walkability appreciates rather than erodes over time as ridership deepens the surrounding retail and services ecosystem.
Facility depth and sky garden differentiation. The 100-metre Sky Garden bridging two blocks is an unusual amenity at this price point in the OCR. Spa pools, a yoga deck, gourmet pavilions, and a sunset lounge create a resident-only elevated park that distinguishes Canberra Crescent Residences from the typical pool-deck-and-gym format of similarly priced launches. At ground level, a 50-metre lap pool, kids' water slide, and themed gardens round out the family lifestyle proposition. The inclusion of a childcare centre within the development removes a daily friction point for young families — a feature that commands real practical premium when time-crunched parents are calculating total cost of daily living.
Smart Home integration and flexible unit design. The standard specification includes an integrated Smart Home system, premium fittings from Geberit, Grohe, and SMEG, and — notably — removable internal walls in selected units that allow residents to reconfigure floor plans as family circumstances evolve. This design flexibility is a genuine differentiator: a buyer who starts in a two-bedroom layout can expand to three bedrooms later without relocating, a practical hedge against the uncertainty inherent in long-horizon family planning. Modular interior design of this kind is more commonly found in boutique city-fringe projects; its inclusion at Canberra Crescent Residences reflects the developers' attempt to layer lifestyle value on top of the location's inherent cost advantage.
Long-range catalysts from the URA Master Plan. The Sembawang Shipyard Waterfront Lifestyle Precinct is not a near-term consideration — planning and development will span well beyond 2029 — but for buyers with a hold period of 10 years or more it represents a potential re-rating event for the entire northern coastal corridor. Precinct transformation projects of comparable scale, such as the Jurong Lake District and Punggol Digital District, have historically acted as forward-looking price anchors for surrounding residential stock. Canberra Crescent Residences' proximity to Sembawang Park and the coastline positions it well to benefit if and when that vision materialises. Buyers can benchmark current District 27 pricing against broader Singapore trends using the ROI calculator.
Distant TOP timeline and capital tie-up. The project's expected Temporary Occupation Permit date is Q4 2029, meaning buyers who transact in 2025 or 2026 face a four-to-five-year progressive payment cycle before they can occupy or lease the unit. During that window, capital is progressively committed but generates no rental income and no immediate capital gain realisation. Buyers planning to fund the purchase with a bridging loan from an existing property or who anticipate using rental income to service their mortgage should model this gap carefully using the cash flow calculator. Rising interest rates could compound the holding cost meaningfully over a five-year construction period.
Leasehold decay and long-term resale dynamics. The 99-year tenure commenced in 2024, which is reasonably fresh, but buyers should be clear-eyed about how leasehold decay affects resale value as the project ages. By the time the lease approaches 70 years remaining — roughly the 2053 mark — banks will begin to apply tighter loan-to-value ratios on mortgages, reducing the pool of eligible buyers and exerting downward pressure on resale prices. This is a structural constraint shared by all 99-year leaseholds in Singapore. The lease decay calculator allows buyers to model the bank financing constraints at various future lease tenors and price points.
Supply pipeline pressure in the North. The GLS programme has been consistently releasing sites in the North-South corridor, and multiple upcoming ECs and private condominiums are competing for the same HDB upgrader demographic. A Sembawang EC site went to tender in September 2025, and analysts expected a competitive outcome. If multiple large developments come to market simultaneously in 2026–2028 and a macro slowdown softens upgrader demand, absorption rates could soften and developer holding costs could be passed through as pricing concessions — temporarily capping capital appreciation for existing buyers. While supply pressure is a risk across all OCR new launches, it is particularly acute in areas with active GLS pipelines such as District 27.
Quantum stretch for genuine owner-occupiers. While entry pricing is competitive by OCR 2025 standards, a two-bedroom unit at S$1.11 million still requires meaningful financial capacity. Buyers subject to the Additional Buyer's Stamp Duty (ABSD) regime — particularly those who are second-property purchasers — should compute total acquisition cost including ABSD, BSD, legal fees, and renovation before comparing against equivalent resale leasehold pricing. Use the stamp duty calculator and total cost calculator to model the all-in number. The TDSR framework at 55 per cent of gross monthly income will constrain loan quantum for buyers at mid-income levels, and a TDSR stress test is advisable before committing.
- ✅ HDB upgrader in Yishun or Sembawang approaching MOP: The project's North-end location, familiar catchment, affordable two-bedroom quantum and walk-to-MRT positioning makes it the natural upgrade step for families who want private property without relocating schools or changing daily routines. The 2026–2029 HDB MOP wave in Sembawang and Yishun directly coincides with the construction timeline, meaning upgraders can time their HDB sale to coincide with the TOP.
- ✅ Young family seeking a first private home with long-horizon hold: The childcare centre on-site, flexible removable wall configurations, Bukit Canberra sports facilities, and proximity to established schools reduce daily friction meaningfully. Buyers planning to hold through the Sembawang Waterfront transformation horizon of 10–15 years have a plausible capital appreciation narrative underpinned by government Master Plan commitments.
- ⚠️ Long-term investor targeting HDB upgrader rental demand: Gross yield potential is reasonable for an OCR new-launch — one-bedroom units at around S$880,000 could achieve gross rental yields approaching 3.5–4% at current Sembawang private rental rates — but the four-to-five-year construction gap delays income materialisation significantly. Investors should model net yield after sinking fund, management fees and ABSD to confirm returns justify the quantum and wait.
- ⚠️ Buyer seeking to decouple from a jointly-owned HDB: The project's competitive quantum makes it a viable decoupling target for couples who want one spouse to acquire a private property without triggering ABSD on a second purchase. However, TDSR on a single income at sub-S$1.1 million quantum will be stretching for median earners. Run the decoupling scenario through the decoupling calculator and obtain an in-principle approval before committing.
- ❌ Downsizer from a large resale condo or private housing: The predominantly sub-1,200 sq ft unit mix and OCR address will not resonate with buyers accustomed to larger layouts in prime or mature estates. Sembawang's lifestyle infrastructure, while improving, does not yet match the F&B density and cultural vitality of established city-fringe or CCR precincts. This project is designed for families moving up the housing ladder, not lateral movers from more established addresses.
- ❌ Investor with a 3–5 year capital-gain-only horizon: The four-to-five-year TOP timeline means no rental income during construction, and resale of an uncompleted unit in the secondary market typically yields thin premiums in the OCR. Seller's Stamp Duty applies for sub-three-year holds (up to 12%), and supply pressure from concurrent North Singapore launches could cap short-term gains. This project rewards patient, long-duration capital, not short-cycle speculation.
Canberra Crescent Residences earns its place as one of the more credible OCR new-launch propositions of 2025. The combination of a structurally advantaged land cost, a proven walk-to-MRT address, above-average facility depth and a developer JV with solid large-project credentials produces a package that is genuinely competitive within its price band. The 40 per cent launch-weekend sales rate — achieved without the aggressive incentive structures sometimes deployed by developers to manufacture urgency — suggests the market reached a similar conclusion.
The project is not without genuine risks. A four-to-five-year construction timeline demands capital discipline. The 99-year leasehold clock is ticking from 2024, and buyers with short hold horizons will encounter ABSD and SSD friction that erodes returns. North Singapore supply pressure is real: the GLS pipeline has been active, and competing launches will test absorption in the HDB upgrader segment over the next three years. None of these risks are unique to this project, but they are more acute than they would be for a freehold or balance-lease resale in a more established district.
The medium-to-long-term narrative is, however, genuinely attractive. The Sembawang corridor is one of the few remaining OCR submarkets where government infrastructure investment is still meaningfully ahead of private market pricing — the Bukit Canberra superhub, the RTS-aligned Woodlands transformation, and the Sembawang Shipyard Waterfront Precinct are all in various stages of planning and development. Buyers who hold through these catalysts stand to benefit from a precinct re-rating that is difficult to replicate by purchasing into an already-transformed neighbourhood. For the right buyer profile — the patient HDB upgrader, the young family with a 10-year horizon, the long-term yield seeker willing to wait for TOP — Canberra Crescent Residences represents a measured, well-supported entry into District 27's next chapter.
FAQ
What is the average price for CANBERRA CRESCENT RESIDENCES?
What is the rental yield for CANBERRA CRESCENT RESIDENCES?
Is CANBERRA CRESCENT RESIDENCES freehold or leasehold?
What are the unit types and sizes available?
Canberra Crescent Residences offers 26 floor plan configurations spanning 1- to 4-bedroom layouts. One-bedroom units start at approximately 409 sq ft, while the largest 4-bedroom standard units reach up to 1,216 sq ft, with premium configurations extending to 1,324 sq ft. The development totals 376 units across four 12-storey blocks. Selected units include removable internal walls that allow residents to reconfigure their layout over time.
Who are the developers and what is their track record?
The project is developed by a joint venture between Kheng Leong Co. (founded 1949) and Low Keng Huat (Singapore) Limited (founded 1969). Kheng Leong's portfolio includes premium developments such as MeyerHouse, 32 Gilstead, Nassim Park Residences, AMO Condo, and Watergardens at Canberra. Low Keng Huat's track record spans iconic civic projects — CHIJMES restoration, OCBC Centre — and residential developments including Klimt Cairnhill, The Minton (a 1,145-unit mega-project in Hougang delivered on schedule), and Uptown@Farrer. Together, the JV brings over 150 combined years of Singapore development experience.
What is the total acquisition cost including stamp duty for a Singapore Citizen purchasing a first property?
A Singapore Citizen buying Canberra Crescent Residences as their first residential property is exempt from Additional Buyer's Stamp Duty (ABSD). Buyer's Stamp Duty (BSD) applies on a progressive scale: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder. For a two-bedroom unit at S$1.11 million, estimated BSD is approximately S$29,400. Legal fees, renovation, and furniture will add a further S$40,000–S$80,000 depending on fit-out choices. Use the stamp duty calculator and total cost calculator for a precise all-in figure based on your purchase price and profile.
What lifestyle amenities are available within the development and nearby?
Within the development, residents have access to a 50-metre lap pool, family pool, children's water slide, outdoor gym, BBQ pavilions, cabanas, themed gardens, and a 100-metre Sky Garden spanning two blocks with spa pools, a yoga deck, gourmet pavilions, a sunset lounge, and lookout points. A childcare centre is incorporated within the complex. Immediately surrounding the development: Canberra Plaza (supermarket, F&B, services) is walkable; Bukit Canberra ActiveSG Superhub — a 12-hectare facility with Singapore's largest public gym, four pools, and a 15-court sports hall — is minutes away; and Sembawang Park with its beach and heritage black-and-white bungalows provides a rare low-density waterfront retreat.
How close is the development to Canberra MRT and what lines does it serve?
Canberra Crescent Residences is within walking distance of Canberra MRT station on the North-South Line (NSL). The NSL provides direct services southward to Orchard Road, City Hall, and Raffles Place without a transfer. Canberra station is three stops from Woodlands Regional Centre and four stops from the upcoming Johor Bahru–Singapore Rapid Transit System (RTS) link at Woodlands North. The station also connects to Yishun (one stop south) for the Northpoint City mall and integrated bus interchange.
What is the leasehold tenure and how does it affect future resale?
Canberra Crescent Residences holds a 99-year leasehold tenure commencing 2024. The lease is relatively fresh, which means it will not face bank financing constraints for several decades. However, buyers planning to sell when the remaining lease falls below 60–70 years (approximately 2084–2094) should note that CPF usage restrictions and tighter bank loan-to-value ratios begin to apply, reducing the buyer pool at that point. For buyers with a typical 10–20 year hold horizon, lease decay is not a material near-term concern. Use the lease decay calculator to model the impact at your anticipated exit date.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 335 transactions 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 CANBERRA CRESCENT RESIDENCES
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.
Loading chart data...
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.
Loading chart data...
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 CANBERRA CRESCENT RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance: