Canberra Residences is a 320-unit, 99-year leasehold development in District 27 (Sembawang / Yishun), completed in 2013 by MCC Land (Singapore). The project sits on a lease commencing 2010 — roughly 83 years remaining as of 2026, comfortably inside the band where banks lend without lease-decay haircuts and CPF usage rules apply normally.
What makes the Canberra Residences story distinctive isn't the unit mix or the developer pedigree — it's the timing. The project launched and TOP'd well before Canberra MRT opened on the North-South Line in November 2019. Early buyers committed on the promise of future connectivity; the station's arrival materially repriced the precinct. For a project of this vintage and segment, that's an unusually clean natural experiment in transit-led pricing — and it shapes how the asset should be valued today.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
For decades, the Sembawang corridor north of Yishun was characterised by mature HDB estates, naval heritage, and a sparse private-condo footprint. Canberra Residences arrived in this context in 2013 — a sizable private project in what was then a predominantly public-housing precinct. The opening of Canberra MRT in 2019 (between Sembawang and Yishun on the NSL) rewired the catchment overnight: a one-seat ride to Orchard in ~35 minutes, with no transfers.
The walkable amenity ring is now genuinely usable. Canberra Plaza — the HDB-built integrated development next to the station — anchors daily retail, F&B and a hawker centre. Sembawang Shopping Centre is a short bus ride west. Khoo Teck Puat Hospital (KTPH) in Yishun is one MRT stop south. For weekend recreation, Sembawang Park (with its colonial-era jetty and seafront playground) and the geothermal Sembawang Hot Spring Park are both within 1.5 km — a combination of green and quirky leisure assets that few D27 condos can match.
The longer-horizon catalyst is the RTS Link (Johor Bahru–Woodlands), targeted for end-2026 service. Canberra Residences sits two MRT stops from Woodlands Regional Centre, the Singapore terminus. The North-South Corridor (NSC) expressway, also under construction, will further compress drive times to the CBD via the central spine.
We track 77 sales and 211 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CANBERRA RESIDENCES dashboard.
- Average sale price: $1,155,012 across 77 transactions
- Estimated gross rental yield: 3.4%
- District 27 PSF ranking: Mid-range (top 71%)
- 99 yrs lease commencing from 2010 · OCR · D27 · 320 units
About CANBERRA RESIDENCES
CANBERRA RESIDENCES is a 99 yrs lease commencing from 2010 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by MCC LAND (SINGAPORE) PTE LTD, comprising 320 residential units, completed in 2013.
With approximately 83 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 RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,135 psf | $715,343 |
| 2 BR | 26 | $1,113 psf | $989,988 |
| 3 BR | 26 | $1,037 psf | $1,187,818 |
| 4 BR | 11 | $975 psf | $1,502,717 |
| 5+ BR | 5 | $926 psf | $1,869,000 |
Sales Market Overview
CANBERRA RESIDENCES has recorded 77 sale transactions with an average transaction price of $1,155,012, ranging from $625,000 to $2,325,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $903 psf | $994,826 | — |
| 2022 | 21 | $1,002 psf | $1,176,732 | ↑ 11.0% |
| 2023 | 12 | $1,104 psf | $1,060,983 | ↑ 10.2% |
| 2024 | 20 | $1,143 psf | $1,240,269 | ↑ 3.5% |
| 2025 | 8 | $1,193 psf | $1,339,375 | ↑ 4.4% |
| 2026 | 1 | $1,235 psf | $1,050,000 | ↑ 3.5% |
CANBERRA RESIDENCES ranks in the top 71% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, CANBERRA RESIDENCES trades 31.8% below the segment benchmark.
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Rental Market Overview
CANBERRA RESIDENCES has recorded 211 rental transactions with monthly rents averaging $3,288/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 45 | $2,628/mo | $1,700/mo | $3,400/mo |
| 2 BR | 115 | $3,134/mo | $1,800/mo | $4,300/mo |
| 3 BR | 39 | $3,712/mo | $2,500/mo | $5,000/mo |
| 4 BR | 12 | $5,863/mo | $4,000/mo | $7,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 37 | $2,505/mo |
| 2022 | 43 | $3,343/mo |
| 2023 | 38 | $3,547/mo |
| 2024 | 36 | $3,672/mo |
| 2025 | 43 | $3,363/mo |
| 2026 | 14 | $3,268/mo |
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Investment Analysis
Based on average rents and sale prices, CANBERRA RESIDENCES 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 CANBERRA RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CANBERRA RESIDENCES
- Canberra MRT
- Sembawang MRT
- Canberra Primary School
- Canberra Secondary School
- Sembawang Primary School
Nearby MRT Stations
CANBERRA RESIDENCES is 560m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of CANBERRA RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Primary School | Primary | 280m |
| Canberra Secondary School | Secondary | 310m |
| Sembawang Primary School | Primary | 530m |
| Sembawang Secondary School | Secondary | 590m |
| Naval Base Secondary School | Secondary | 1.7 km |
| North View Primary School | Primary | 1.7 km |
| Naval Base Primary School | Primary | 1.7 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.8 km |
| Ahmad Ibrahim Primary School | Primary | 1.8 km |
| Orchid Park Secondary School | Secondary | 1.9 km |
| Qihua Primary School | Primary | 1.9 km |
The 99-year lease commenced in 2010, leaving about 83 years in 2026. That's a comfortable runway: well above the 60-year threshold where CPF usage starts to taper, and far from the 30-year mark where banks reduce loan-to-value ratios. A buyer taking a 30-year mortgage today would exit a fully-amortised loan in 2056 with ~67 years of lease still standing on the asset — a profile that supports re-sale demand from a second cohort of buyers without imminent decay anxiety.
For buyers running affordability numbers, use the mortgage calculator to model TDSR-bound monthly payments at current rates, and the buyer's stamp duty calculator for upfront costs. Investors should pair the rental yield calculator with the rental-market section below — D27 yields skew higher than the city-fringe condo average, partly compensating for slower capital growth.
The buyer pool here is overwhelmingly Singaporean families. Mass-market OCR pricing, sub-S$2M quantum on most stacks, MRT-adjacent location, and a strong feeder of primary schools in the catchment (Sembawang Primary, Canberra Primary, Wellington Primary) make this a textbook own-stay HDB-upgrader project. ABSD-burdened foreign demand is structurally light in OCR, so the secondary market is driven by domestic upgrade cycles — which tend to be steadier but less explosive than CCR speculative flows.
Canberra Residences has recorded 77 caveats in our dataset — a respectable cadence for a 320-unit project, implying meaningful secondary-market liquidity. That's roughly one transaction per four units over the tracked window, which is healthier than several comparably-sized D27 projects without direct MRT access.
Three patterns are worth flagging:
- The 2019 inflection — the year Canberra MRT opened — coincides with a discernible step-up in PSF averages. Pre-MRT transactions cleared at one band; post-MRT resale and sub-sale activity moved to a higher band. The repricing was not violent (this is OCR, not CCR), but it was structural.
- COVID-era resilience — like most OCR mass-market projects, 2020–2022 saw demand support from HDB upgraders flush with record HDB resale proceeds. Volume held up better than the segment-average.
- Quantum discipline — most transactions cluster in the S$1.2M–S$1.7M band, which keeps the project firmly inside the affordability sweet spot for dual-income Singaporean households. Compare this against the D27 district overview for context on price distribution.
Detailed price-per-square-foot trends and unit-mix breakdowns are in the price-history and transactions tabs above.
It's tempting to treat the 2019 MRT opening as old news, but for asset pricing it remains the dominant factor in any 5-year forward view. A few specifics:
- Travel times collapsed. Canberra to Orchard is now ~35 minutes direct; to Raffles Place via NSL or via interchange at Newton/City Hall is ~45 minutes. Pre-2019, the same journey required a feeder bus to Yishun or Sembawang MRT — adding 10–15 minutes and a transfer.
- Catchment depth. Canberra Plaza, completed in 2020, brought an HDB-tier hawker centre, supermarket, polyclinic and childcare into the immediate walking radius. Canberra Residences is one of the few condos within an unbroken footbridge / sheltered walk of this hub.
- Land-use trajectory. The URA Master Plan has zoned the broader Canberra precinct for continued residential intensification — meaning more BTOs, more potential private launches, and a deepening retail catchment over the next decade.
Counter-balancing: the precinct is still north. CBD-employed buyers who value sub-25-minute door-to-door commutes will continue to favour RCR or CCR. The North-South Corridor expressway (target completion mid-2027) will help drive times but won't change the fundamental geographic positioning.
D27 rentals skew toward the affordable end of the private-condo market, which mechanically supports gross yields above the Singapore-wide condo average. The tenant base for Canberra Residences includes:
- KTPH and Sembawang-area healthcare professionals seeking proximity to work without a CCR price tag
- Mid-tier expat families in defence, logistics and shipping (Sembawang's naval heritage and the nearby Sembawang Wharves still anchor maritime employment)
- Singaporean tenant-couples bridging between BTO completion and a future HDB or condo purchase
Track the project's specific rental contracts on URA's Rental Median Data portal, and benchmark against D27 district yields. For a working yield estimate, run the asking-rent figure through the rental yield calculator against the latest caveat PSF — the resulting gross yield should be compared with prevailing mortgage rates from MAS Interest Rate Statistics to assess whether the asset is cash-flow accretive at current financing.
FAQ
What is the average price for CANBERRA RESIDENCES?
What is the rental yield for CANBERRA RESIDENCES?
Is CANBERRA RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 77 transactions analysed
- Rental data: 211 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 CANBERRA 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.
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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 CANBERRA RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance: