The Brownstone is a 638-unit Executive Condominium (EC) at Canberra Drive in District 27, developed by City Developments Limited (CDL) through its subsidiary Canvey Developments. Completed in 2019 on a 99-year leasehold tenure dating from 2014, the project sits roughly 200 metres from Canberra MRT station on the North–South Line — a proximity advantage that sets it apart from most North Region ECs. With its Minimum Occupation Period (MOP) of five years satisfied in October 2024, The Brownstone has crossed the threshold at which resale to Singapore Citizens and Permanent Residents becomes unrestricted, and further privatisation to all buyers — including foreigners — is expected from around 2029 under the legacy 10-year privatisation timeline that applied at its launch. For buyers and investors evaluating the North Region resale market in 2025–2026, this timing is material: the development now trades as a fully fungible resale asset, and its sub-kilometre walk to Canberra MRT gives it connectivity credentials that few resale ECs in the same price band can match.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Brownstone launched in 2015 at indicative prices of roughly S$760–$880 per square foot (PSF), positioning it at the affordable end of the then-prevailing EC band. CDL made headlines at launch by being the first developer in Asia to adopt Prefabricated Prefinished Volumetric Construction (PPVC) at scale — entire room modules fabricated off-site and stacked into place — which delivered tighter tolerances, quieter worksites, and a higher finish quality than conventional poured-concrete peers of that era. The development comprises eight residential blocks of 10 to 12 storeys set around a central clubhouse and a 50-metre lap pool, with unit types spanning 2-bedroom to 5-bedroom configurations across roughly 883–1,528 square feet.
Canberra as a precinct has undergone a decade of deliberate infrastructure investment. The opening of Canberra MRT station in November 2019 — timed almost exactly to The Brownstone’s TOP — transformed the estate’s accessibility. The station connects residents to Bishan in 15 minutes, Orchard in 25 minutes, and Raffles Place in under 35 minutes. A neighbourhood centre directly adjacent to the MRT exit houses a supermarket, food court, childcare facilities, and enrichment centres, addressing the everyday retail gap that had historically characterised the area. Sun Plaza and Northpoint City in Yishun are within a short bus ride, while Sembawang Shopping Centre is walkable. Schools within 1–2 km include Canberra Primary and Secondary, Wellington Primary, and Yishun Innova Junior College, making the catchment credible for families prioritising Phase 2A school proximity.
The broader North Region narrative has strengthened considerably since The Brownstone’s launch. URA’s Master Plan repeatedly highlights the Sembawang–Canberra corridor for additional residential and commercial intensification. New EC sites along Canberra Drive and Sembawang Road were awarded or tendered in 2025–2026, with new launches priced in the S$1,350–$1,500 PSF range — a figure that validates the resale appreciation trajectory The Brownstone has traced. That trajectory is substantial: resale PSF in 2024–2025 has ranged from approximately S$1,340 to S$1,628, with a 12-month average around S$1,490 PSF, representing a roughly 70–90% premium over launch-era pricing. For a purchaser who entered at S$820 PSF on a 990 sq ft unit (an S$812,000 purchase), current market values around S$1,468,000 for comparable units represent genuine wealth creation, underlining the structural advantage of EC pricing relative to comparable private condominiums.
We track 261 sales and 194 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BROWNSTONE dashboard.
- Average sale price: $1,311,441 across 261 transactions
- Estimated gross rental yield: 3.8%
- District 27 PSF ranking: Premium tier (top 25%)
- 99 yrs lease commencing from 2014 · OCR · D27 · 638 units
About THE BROWNSTONE
THE BROWNSTONE is a 99 yrs lease commencing from 2014 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by CANVEY DEVELOPMENTS PTE. LTD, comprising 638 residential units, completed in 2019.
With approximately 87 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 THE BROWNSTONE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 131 | $1,378 psf | $1,220,601 |
| 3 BR | 130 | $1,337 psf | $1,402,979 |
Sales Market Overview
THE BROWNSTONE has recorded 261 sale transactions with an average transaction price of $1,311,441, ranging from $783,000 to $1,788,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,058 psf | $961,000 | — |
| 2022 | 52 | $1,274 psf | $1,185,784 | ↑ 20.4% |
| 2023 | 101 | $1,326 psf | $1,281,672 | ↑ 4.1% |
| 2024 | 54 | $1,398 psf | $1,357,728 | ↑ 5.5% |
| 2025 | 34 | $1,453 psf | $1,471,402 | ↑ 3.9% |
| 2026 | 17 | $1,533 psf | $1,467,555 | ↑ 5.5% |
THE BROWNSTONE ranks in the top 25% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, THE BROWNSTONE trades 12.4% below the segment benchmark.
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Rental Market Overview
THE BROWNSTONE has recorded 194 rental transactions with monthly rents averaging $4,177/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 18 | $3,414/mo | $3,150/mo | $3,700/mo |
| 3 BR | 135 | $4,081/mo | $2,500/mo | $4,650/mo |
| 4 BR | 41 | $4,829/mo | $4,200/mo | $5,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $2,625/mo |
| 2022 | 6 | $4,317/mo |
| 2023 | 42 | $4,365/mo |
| 2024 | 49 | $4,226/mo |
| 2025 | 80 | $4,061/mo |
| 2026 | 15 | $4,267/mo |
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Investment Analysis
Based on average rents and sale prices, THE BROWNSTONE delivers an estimated gross rental yield of 3.8%. 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 | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows THE BROWNSTONE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BROWNSTONE
- Canberra MRT
- Sembawang MRT
- Canberra Primary School
- Canberra Secondary School
- Sembawang Primary School
Nearby MRT Stations
THE BROWNSTONE is 430m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 7 schools within 2 km of THE BROWNSTONE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Primary School | Primary | 420m |
| Canberra Secondary School | Secondary | 450m |
| Sembawang Primary School | Primary | 730m |
| Sembawang Secondary School | Secondary | 820m |
| North View Primary School | Primary | 1.7 km |
| Naval Base Secondary School | Secondary | 1.8 km |
| Naval Base Primary School | Primary | 1.8 km |
MRT proximity is the headline differentiator. At approximately 200 metres from Canberra MRT, The Brownstone is comfortably within a three-minute covered-walkway radius of the station. For a resale EC, this is genuinely exceptional — most EC sites are awarded further from existing or planned MRT stations, partly because land closer to stations commands higher Government Land Sales (GLS) premiums. The North–South Line gives direct access to the entire island spine, and future Cross Island Line interchange upgrades at Ang Mo Kio will further compress travel times to the east. Buyers comparing The Brownstone against other D27 resale ECs such as Eight Courtyards or The Brownstone’s near-neighbour Provence Residence should weight this proximity advantage heavily, as it correlates with rental demand and long-term capital value resilience.
CDL quality and PPVC construction. CDL’s reputation for quality finishing is well-established, and its PPVC methodology at The Brownstone delivered unitised construction with factory-controlled tolerances. Owners consistently report higher-than-average finish consistency compared to EC peers of the same vintage. The PPVC modules also contribute to acoustic performance — a noted improvement over traditionally-cast neighbours. Given that The Brownstone is now six years past TOP, early-adopter defect cycles have long since resolved and the building presents with mature facilities: the 50-metre lap pool is fully operational, the sky tennis court functions well, and the inline skating rink remains a popular weekend amenity — a differentiator absent from newer ECs in the vicinity.
Post-MOP liquidity and two-phase price discovery. EC assets provide buyers with two structural appreciation windows: the pre-MOP appreciation backed by development fundamentals (location, developer, macro), and the post-MOP re-rating as the asset becomes freely tradeable. The Brownstone’s October 2024 MOP completion opened the second window. Resale volumes since MOP have been active, providing genuine price discovery and exit liquidity for original purchasers who need to monetise. For incoming resale buyers, purchasing post-MOP means avoiding the restrictions that apply to sub-sale and primary EC transactions — notably, no income ceiling, no ethnic integration policy concerns at the point of resale purchase, and no five-year lock-in from the buyer’s perspective on re-selling (though full privatisation timeline still applies for foreign-buyer eligibility). This liquidity profile compares favourably to holding a new-launch EC under the revised 2026 rules, which extended the MOP lock-in for new GLS sites to 10 years.
Established school ecosystem. Canberra Primary and Secondary Schools, both within the immediate catchment, have grown their reputations over the past decade in parallel with the estate’s own growth. Wellington Primary to the south provides an alternative Phase 2A school option. For families considering secondary priority, the proximity to established institutions reduces the anxiety of the balloting process that affects buyers in newer, school-light precincts.
Lease decay is a persistent long-term risk. The Brownstone’s 99-year tenure commenced in 2014, meaning the lease stands at approximately 88 years remaining as of 2026. While 88 years is comfortably above the 60-year threshold at which HDB financing and CPF usage begins to be restricted, buyers on a 30-year holding horizon should note that the lease will be circa 58 years by the time they exit — squarely in the zone where exit-buyer financing options narrow. For investors with a 10–15-year horizon this is not an immediate concern, but should factor into long-term hold decisions. Use the Lease Decay Calculator to model CPF usage and financing restrictions at your anticipated exit year.
North Region rental market depth is thinner than Core Central Region. The Brownstone’s rental demand is primarily driven by expats in the naval/logistics/biotech cluster around Sembawang, and by cross-border workers commuting to Johor Bahru via Woodlands. Gross rental yields are typically estimated in the 3–4% range for 3-bedroom units at current price levels, which is adequate but not exceptional compared to Core Central Region assets that command premium expatriate rents. In a soft rental cycle, North Region ECs tend to see rental vacancies extend more than city-fringe properties, which matters to investors relying on rental income to service mortgages. Always stress-test yield assumptions using the ROI Calculator against a conservative vacancy assumption of six to eight weeks per annum.
EC privatisation timeline and buyer pool until 2029. While post-MOP resale is now open to Singapore Citizens and PRs, foreign buyers remain excluded until the full privatisation milestone — expected around 2029 under The Brownstone’s legacy rules. This temporarily restricts the buyer pool compared to a fully privatised private condominium of similar vintage, and may place a soft ceiling on exit prices at the top of the range until the foreign-buyer cohort can participate. In practice most high-volume resale EC transactions involve upgraders rather than foreign investors, so the practical impact on liquidity is limited, but premium-priced units (e.g. larger 4–5-bedroom formats above S$2.0 million) may sit longer without the full buyer universe.
Seller’s Stamp Duty and total acquisition cost. Buyers acquiring The Brownstone today as an investment must account for Additional Buyer’s Stamp Duty (ABSD) on a second property (20% for Singapore Citizens, 30% for PRs as of 2023 rates) and the standard Buyer’s Stamp Duty (BSD) on the purchase price. For an EC resale at S$1.45 million, total ABSD exposure on a second-property purchase for a Singapore Citizen amounts to approximately S$290,000 — a figure that materially compresses net yield. Run the Stamp Duty Calculator before committing to a figure.
[
{
"persona": "HDB Upgrader (family, SC/PR couple, first private purchase)",
"fit_color": "green",
"reason": "Post-MOP EC resale is the classic upgrader pathway. No income ceiling applies on resale purchase. Canberra MRT access supports dual-income commutes. 3-bedroom units in the S$1.2M–$1.5M range offer genuine space (880–990 sq ft) at a price point S$200K–$300K below comparable private condos nearby. CPF Ordinary Account funds can be applied to the purchase price with standard accrued-interest rules."
},
{
"persona": "Long-term investor (Singapore Citizen, single property, rental income focus)",
"fit_color": "green",
"reason": "No ABSD applies on a first residential purchase. MRT proximity sustains rental demand from naval-base and logistics-sector tenants. Gross yields of 3.5–4% are workable at current price levels. Use the <a href=\"/calculator/cash-flow\">Cash Flow Calculator</a> to model interest-only vs full-amortisation scenarios before committing."
},
{
"persona": "Second-property investor (SC/PR, already owns one property)",
"fit_color": "amber",
"reason": "ABSD at 20% (SC) or 30% (PR) on a S$1.45M purchase adds S$290K–$435K to entry cost, compressing yield materially. This profile requires a clear capital-gain thesis — entry today at S$1,490 PSF versus new-launch EC pricing at S$1,350–$1,500 PSF leaves limited PSF headroom. Consider modelling exit at S$1,700–$1,800 PSF (post-full-privatisation in 2029) to test whether the spread justifies ABSD drag. Run numbers in the <a href=\"/calculator/roi\">ROI Calculator</a>."
},
{
"persona": "Downsizer (empty-nester, proceeds from large HDB or landed sale)",
"fit_color": "green",
"reason": "Large 4–5-bedroom units (1,163–1,528 sq ft) provide generous living space at resale prices well below equivalent-size private condominiums. Post-MOP status means clean title transfer without EC primary-market restrictions. Proximity to Canberra MRT supports ageing-in-place mobility without reliance on a car."
},
{
"persona": "Foreign buyer (Employment Pass holder, regional investor)",
"fit_color": "red",
"reason": "Foreign buyers are ineligible to purchase EC resale units until full privatisation, expected around 2029. This profile should revisit The Brownstone after the privatisation milestone, or consider fully-privatised private condominiums in D27 in the interim. Foreign buyers also face 60% ABSD under current rules, making Singapore EC an inappropriate vehicle regardless of eligibility."
}
]
The Brownstone occupies a compelling position in the 2025–2026 D27 resale market. Its CDL provenance, PPVC construction quality, and near-station address at Canberra MRT combine to produce a resale EC that punches above its OCR postcode in terms of liveability and commuter appeal. The October 2024 MOP completion has re-rated the asset from an illiquid primary-market holding into a freely tradeable resale product, and transaction evidence at S$1,340–$1,628 PSF over the past 12 months confirms healthy price discovery with genuine buyer depth.
For upgrading families, this is a straightforward recommendation provided the purchase fits within CPF and loan serviceability parameters — the value-per-square-foot proposition versus new-build private condominiums in the same district remains favourable, and the school catchment is established. For investors acquiring as a second property, the ABSD arithmetic is demanding at current price levels; the investment case depends on a confident thesis that North Region EC values will continue to converge toward mid-market private condominium pricing as new GLS ECs launch at S$1,400 PSF and above. That thesis is not unreasonable given the neighbourhood’s trajectory, but it requires patience and a comfortable cash buffer.
One structural tailwind worth noting: the Singapore government’s 2026 revision of EC rules — extending the MOP lock-in for new GLS sites to 10 years and full privatisation to 16 years — applies only to new tender sites, not to legacy ECs like The Brownstone. This creates a bifurcation in the resale EC market in which legacy-rule ECs (MOP 5 years, privatisation 10 years) carry a liquidity premium over future new-launch ECs subject to the tighter regime. The Brownstone benefits from this premium and will benefit further from full privatisation around 2029, which is likely to open a fresh capital appreciation event as the foreign-buyer and non-traditional buyer pool gains access.
In summary: buy for liveability or long-term capital, not for short-term yield. The Brownstone is a well-built, well-located asset at the mature point of its EC lifecycle — a solid choice for the right buyer profile at the right entry price.
FAQ
What is the average price for THE BROWNSTONE?
What is the rental yield for THE BROWNSTONE?
Is THE BROWNSTONE freehold or leasehold?
When did The Brownstone EC complete its MOP, and what does that mean for buyers today?
The Brownstone’s five-year Minimum Occupation Period was satisfied in October 2024, based on the project’s TOP date in 2019. Post-MOP status means the units can now be sold on the open market to Singapore Citizens and Permanent Residents without any income ceiling or ethnic integration policy restrictions applying at the resale transaction stage. Original EC rules for The Brownstone’s GLS site specify full privatisation (eligibility for all buyers, including foreigners) at the 10-year mark from TOP, expected around 2029. Buyers purchasing today are acquiring a freely tradeable resale asset with clean title, subject only to the standard ABSD and BSD stamp duty regime.
What are the current resale prices at The Brownstone, and how do they compare to launch prices?
Resale transactions in 2024–2025 have recorded PSF prices ranging from approximately S$1,340 to S$1,628, with a 12-month average around S$1,490 PSF. Specific transactions include a 990 sq ft 3-bedroom unit sold at S$1,468,000 (S$1,482 PSF) in March 2025 and a 958 sq ft unit that achieved S$1,628 PSF in January 2026. The original launch indicative pricing was approximately S$760–$880 PSF in 2015, implying total appreciation of roughly 70–90% in PSF terms over the holding period for early buyers. This trajectory reflects both the general lift in OCR condominium values over the past decade and the specific neighbourhood re-rating driven by Canberra MRT’s opening.
How does The Brownstone&#8217;s proximity to Canberra MRT compare to other ECs in District 27?
The Brownstone is approximately 200 metres from Canberra MRT on the North–South Line, making it the closest resale EC to an operational MRT station in District 27. Competing ECs in the precinct — including Provence Residence and Eight Courtyards — are positioned further from the station. The Canberra NSL station offers direct connectivity to Bishan (approximately 15 minutes), Orchard (approximately 25 minutes), and Raffles Place (under 35 minutes), which supports both rental demand from professionals working in the CBD and capital value resilience relative to car-dependent EC addresses in the North.
How do the 2026 EC rule changes affect The Brownstone as a resale purchase?
The Singapore government’s revised EC regulations — effective for GLS sites with tender closing dates from 8 May 2026 onwards — extend the MOP lock-in for new EC launches from five to 10 years and push full privatisation from 10 years to 16 years. These changes apply only to new GLS sites and do not apply retroactively to legacy ECs like The Brownstone. Purchasing a resale unit at The Brownstone today means benefiting from the legacy five-year MOP (already completed) and the legacy 10-year privatisation timeline (expected 2029). Buyers who instead enter a new EC launch from 2026 onwards face a 10-year MOP lock-in and a 16-year wait for full privatisation — a materially less liquid holding. This creates a structural liquidity premium for legacy-rule ECs such as The Brownstone.
What financing restrictions apply when buying The Brownstone with CPF and HDB loans?
The Brownstone is a private residential property (EC) and is therefore ineligible for HDB concessionary loans; buyers must finance via bank mortgage at prevailing market rates. CPF Ordinary Account funds may be applied toward the purchase price and mortgage servicing up to the Valuation Limit (the lower of purchase price or property valuation) under standard CPF withdrawal rules. As of 2026, the lease standing at approximately 88 years comfortably exceeds the 60-year threshold below which CPF usage and bank financing are restricted. For forward planning on a 20–30-year hold, model the lease duration at your intended exit using the Lease Decay Calculator to verify that CPF usage limits and loan-to-value ratios will not be impaired at exit. Total acquisition cost including stamp duties can be modelled in the Total Cost Calculator and Stamp Duty Calculator.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 261 transactions analysed
- Rental data: 194 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 THE BROWNSTONE
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