The Commodore is a boutique 219-unit, 99-year leasehold condominium perched along Canberra Drive in District 27, developed by JBE Holdings and awarded its Temporary Occupation Permit in 2021. Sitting squarely in Singapore’s Outside Central Region (OCR), the development occupies a pocket of the Canberra–Sembawang corridor that has quietly evolved from a sleepy naval township into one of the North’s more sought-after residential addresses. With Canberra MRT station (NSL) a short three-minute stroll away and a childcare centre integrated into the development itself, The Commodore was pitched — and largely delivered — as a family-first proposition at an entry price that was notably competitive for a post-2020 OCR launch. Resale transactions recorded between 2024 and early 2026 show prices firming in the S$1,637–S$1,934 psf band, with a blended average near S$1,785 psf, suggesting steady capital preservation even as the broader OCR market faced headwinds from a wave of competing launches in the same planning area.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 27 encompasses the planning areas of Sembawang and Yishun, two mature-but-transforming towns that the Urban Redevelopment Authority has earmarked for long-term rejuvenation. The URA Draft Master Plan 2025 explicitly positions Sembawang as a “transformation zone,” anchored by the planned redevelopment of the former Sembawang Shipyard site into a mixed-use waterfront lifestyle precinct that will preserve industrial heritage while introducing new retail, dining, and leisure nodes. For residents of The Commodore, this is meaningful context: the precinct sits roughly 1.5 km from the proposed waterfront development, close enough to benefit from eventual amenity uplift without bearing the immediate construction noise risk.
Connectivity in the corridor is served by the North-South Line (NSL), which runs through both Canberra (NS12) and the adjacent Sembawang (NS11) stations. From Canberra MRT, commuters reach Bishan in approximately 17 minutes, Orchard in around 29 minutes, and City Hall in roughly 36 minutes — all without a transfer. The North-South Corridor (NSC), a 21.5 km expressway-grade arterial running from Woodlands to the city, was also under progressive completion during this period, further improving road travel times for The Commodore’s car-owning residents. The immediate retail ecosystem is served by Canberra Plaza (a short walk), Sembawang Shopping Centre, and Sun Plaza, while Cold Storage and FairPrice outlets address daily grocery needs. Three schools — Canberra Primary, Canberra Secondary, and the Singapore American School campus in Woodlands — are within reasonable distance, reinforcing the development’s family orientation.
We track 255 sales and 71 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE COMMODORE dashboard.
- Average sale price: $1,416,934 across 255 transactions
- Estimated gross rental yield: 3.1%
- District 27 PSF ranking: Premium tier (top 9%)
- 99 yrs lease commencing from 2020 · OCR · D27 · 219 units
About THE COMMODORE
THE COMMODORE is a 99 yrs lease commencing from 2020 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), comprising 219 residential units, completed in 2021.
With approximately 93 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 COMMODORE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 30 | $1,647 psf | $762,467 |
| 1 BR | 31 | $1,593 psf | $994,513 |
| 2 BR | 71 | $1,562 psf | $1,176,983 |
| 3 BR | 90 | $1,508 psf | $1,673,606 |
| 4 BR | 31 | $1,458 psf | $2,196,581 |
| 5+ BR | 2 | $1,395 psf | $2,665,000 |
Sales Market Overview
THE COMMODORE has recorded 255 sale transactions with an average transaction price of $1,416,934, ranging from $700,000 to $2,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 150 | $1,514 psf | $1,226,880 | — |
| 2022 | 60 | $1,484 psf | $1,764,042 | ↓ 2.0% |
| 2023 | 9 | $1,513 psf | $1,973,444 | ↑ 1.9% |
| 2024 | 1 | $1,512 psf | $2,050,000 | ↓ 0.1% |
| 2025 | 25 | $1,787 psf | $1,525,671 | ↑ 18.2% |
| 2026 | 10 | $1,746 psf | $1,349,089 | ↓ 2.3% |
THE COMMODORE ranks in the top 9% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, THE COMMODORE trades 0.5% below the segment benchmark.
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Rental Market Overview
THE COMMODORE has recorded 71 rental transactions with monthly rents averaging $3,636/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 17 | $4,194/mo | $2,800/mo | $6,700/mo |
| 1 BR | 15 | $2,950/mo | $2,600/mo | $3,500/mo |
| 2 BR | 30 | $3,285/mo | $3,000/mo | $3,700/mo |
| 3 BR | 7 | $4,557/mo | $4,200/mo | $5,000/mo |
| 4 BR | 2 | $6,075/mo | $5,400/mo | $6,750/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 1 | $3,150/mo |
| 2025 | 62 | $3,701/mo |
| 2026 | 8 | $3,194/mo |
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Investment Analysis
Based on average rents and sale prices, THE COMMODORE delivers an estimated gross rental yield of 3.1%. 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 COMMODORE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE COMMODORE
- Canberra MRT
- Sembawang MRT
- Canberra Secondary School
- Canberra Primary School
- Sembawang Primary School
Nearby MRT Stations
THE COMMODORE is 300m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of THE COMMODORE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 180m |
| Canberra Primary School | Primary | 200m |
| Sembawang Primary School | Primary | 1.0 km |
| Sembawang Secondary School | Secondary | 1.1 km |
| North View Primary School | Primary | 1.2 km |
| XCL World Academy | International | 1.8 km |
| Yishun Town Secondary School | Secondary | 1.8 km |
| Yishun Primary School | Primary | 1.8 km |
| Yishun Innova Junior College | Jc | 1.8 km |
| Wellington Primary School | Primary | 1.8 km |
| Orchid Park Secondary School | Secondary | 1.8 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.9 km |
The Commodore’s most consistently cited strength is its walk-to-MRT positioning. The three-minute covered-walkway connection to Canberra MRT eliminates the bus dependency that afflicts many OCR condominiums and meaningfully broadens the tenant pool — a factor that underpins the project’s 3.4% gross rental yield, which is respectable for an OCR leasehold asset in the current rate environment. Buyers who used a home affordability calculator at launch found that the sub-S$1,500 psf entry pricing allowed them to qualify comfortably within TDSR limits; those same units have since appreciated to the S$1,700–S$1,900 psf range, delivering early buyers a low-to-mid double-digit percentage gain on a relatively short hold.
The development’s boutique scale — 219 units across a modestly sized site — is a two-sided coin, but for resale liquidity it is largely positive: smaller supply means fewer competing units at any given time, which has helped maintain the psf floor. Facilities are appropriately calibrated to the unit count: a full-length lap pool, gym, clubhouse, and — notably — an on-site childcare centre that operates as a genuine convenience differentiator for young families rather than a paper amenity. Unit finishes drew repeated praise in independent reviews for punching above the OCR price tier, with marble-effect floor tiles, branded kitchen appliances, and full-height windows across most layout types. A five-bedroom penthouse configuration with private roof terrace rounds out the product mix for upsizers who want suburban space without private-landed commitment.
From a macro perspective, the Sembawang–Canberra corridor benefits from genuine scarcity relative to better-publicised OCR nodes like Tengah or Tampines. Land sales in the precinct have been selective, meaning the pipeline of new competing supply is measurably thinner than in the western or eastern growth corridors. Buyers who model long-hold scenarios using a lease decay calculator will note that the 2020 start date gives the 99-year tenure approximately 93 years of residual lease as of 2026, placing it comfortably above the 60-year CPF withdrawal threshold for at least another three decades.
The primary risk for prospective buyers is location premium compression. Canberra–Sembawang is not, and may never be, a Core Central Region (CCR) or even Rest of Central Region (RCR) address: OCR stigma persists among certain buyer profiles, and resale liquidity can thin quickly during broad market downturns because upgraders tend to exit OCR faster than CCR. The adjacent Jalan Sendudok Park was flagged in independent reviews as facing potential redevelopment that would reduce its current green buffer footprint, introducing medium-term construction disruption risk for units facing that boundary.
Competition in the immediate micro-market is intensifying. Canberra Crescent Residences launched in the same corridor at pricing from S$1,880 psf, while a forthcoming Executive Condominium site at Canberra Drive (anticipated 2027) will attract HDB upgraders at subsidised entry prices, creating downward psf pressure on the private resale market. Buyers who stretch affordability to purchase at The Commodore’s current S$1,750–S$1,900 psf resale range should stress-test their holding capacity using a cash-flow calculator and a mortgage calculator to verify positive carry under a +1.5% interest rate scenario. The 3.4% gross yield, while healthy, translates to a thinner net yield after maintenance fees, property tax, and agent commissions — buyers should not assume cash-flow neutrality without detailed modelling.
Finally, the 99-year leasehold structure means long-hold investors face the well-understood lease decay headwind. Buyers planning a 20+ year hold should stress-test resale proceeds through a lease decay calculator to understand how residual lease affects eventual exit pricing and CPF usage eligibility for future buyers.
[
{
"persona": "HDB upgrader, dual-income family",
"fit_color": "green",
"reason": "The Commodore was purpose-designed for this profile: integrated childcare, walk-to-MRT convenience, 3- and 4-bedroom layouts with practical storage, and OCR pricing that keeps monthly mortgage servicing within TDSR comfort for median household incomes."
},
{
"persona": "First-time private buyer (30s, single income)",
"fit_color": "green",
"reason": "1-bedroom and 2-bedroom units priced in the S$868k–S$1.1m range offer a viable first-rung entry into private property ownership with strong rental demand from NSL commuters as a fallback income stream."
},
{
"persona": "Buy-to-let investor targeting NSL corridor",
"fit_color": "amber",
"reason": "A 3.4% gross yield is acceptable but not exceptional; net yield after costs sits closer to 2.3–2.6%. Suitable for investors who value capital safety and moderate cash flow over high-yield strategies, but competitive new supply in the corridor warrants caution on near-term rental pricing power."
},
{
"persona": "Short-term flipper (sub-5-year hold)",
"fit_color": "amber",
"reason": "Early buyers who purchased at S$1,300–S$1,500 psf have already captured the best capital upside. Buyers entering at current resale prices of S$1,750–S$1,900 psf face a narrower gain window given incoming EC competition and the absence of a near-term transformational catalyst."
},
{
"persona": "Retiree downsizer seeking low-maintenance living",
"fit_color": "green",
"reason": "Compact 1- and 2-bedroom units, a lift lobby with step-free access, nearby medical facilities at Admiralty Medical Centre, and quiet Sembawang surroundings suit an owner-occupier who wants a manageable footprint with good public-transport links to the city."
},
{
"persona": "Foreign investor (non-PR)",
"fit_color": "red",
"reason": "The 60% Additional Buyer’s Stamp Duty (ABSD) for foreign purchasers makes the economics of an OCR leasehold purchase extremely difficult to justify on any hold horizon. Investors subject to ABSD should model total acquisition cost via the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> before proceeding."
}
]
The Commodore is a well-executed boutique offering that delivered on its core promise: family-grade living, an integrated childcare centre, premium OCR finishes, and genuine MRT walkability at a price point that made sense for HDB upgraders and first-time private buyers at launch. Five years on from its 2020 launch, the development has matured into a proven resale asset with transaction volumes that validate demand — 255 recorded sales and a psf floor that has held or ticked up through a challenging macro cycle. The 3.4% gross rental yield provides a credible income floor for buy-to-let owners, while the URA’s Sembawang transformation narrative offers a plausible medium-term capital appreciation story tied to the shipyard redevelopment precinct.
That said, buyers entering at current secondary-market prices of S$1,750–S$1,900 psf should calibrate expectations carefully. The corridor is no longer under-discovered, and competition from the incoming Canberra Crescent Residences launch and a forthcoming EC site will test rental pricing and resale demand simultaneously. The Commodore remains a hold for existing owners and a considered buy for owner-occupier families who prioritise liveability over speculative upside — particularly those who can utilise CPF OA savings, for whom the 2020 lease commencement date provides ample residual tenure headroom well into the 2060s. Use the total cost of ownership calculator to model stamp duty, legal fees, and ongoing carrying costs before committing.
FAQ
What is the average price for THE COMMODORE?
What is the rental yield for THE COMMODORE?
Is THE COMMODORE freehold or leasehold?
How far is The Commodore from Canberra MRT?
The Commodore at 65 Canberra Drive is approximately a three-minute walk from Canberra MRT station (NS12) on the North-South Line. A covered linkway was proposed to further improve weather-protected connectivity. From Canberra station, residents can reach Bishan in around 17 minutes and Orchard Road in about 29 minutes without changing trains.
What is the current PSF range for The Commodore in 2025&ndash;2026?
Based on secondary-market transactions recorded through early 2026, The Commodore trades in the S$1,637–S$1,934 psf range, with a blended average near S$1,785 psf. The highest single transaction on record was S$1,934 psf (February 2025, 463 sqft unit). One larger unit (1,668 sqft) transacted at S$2,850,000 in December 2025, implying S$1,708 psf. Entry prices for 1-bedroom units start from around S$868,000 on the resale market.
Does The Commodore have an on-site childcare centre?
Yes. One of The Commodore’s headline differentiators is an integrated childcare centre within the development. This is a genuine operational facility, not merely a “children’s play area,” and is regularly cited by residents and reviewers as a material convenience factor for families with young children in the 18-month to 6-year age bracket.
Is The Commodore suitable for CPF usage?
Yes. The lease commenced in 2020, giving the property approximately 93 years of residual lease as of 2026. CPF Ordinary Account (OA) funds can be used to fund the purchase and service the mortgage without restriction, as CPF Board requires a minimum of 20 years of residual lease beyond the end of the loan tenure, a threshold The Commodore comfortably clears for any standard loan tenure of up to 30 years. Buyers should nonetheless verify their specific CPF withdrawal limits via the CPF Board’s online calculator, especially when purchasing above the Valuation Limit.
What are the key risks for The Commodore as a long-term investment?
The three principal risks are: (1) Competition from incoming supply — Canberra Crescent Residences and a forthcoming EC site on Canberra Drive will increase available units in the corridor, potentially compressing both rents and capital values in the near term; (2) OCR location ceiling — District 27 pricing is historically capped relative to RCR and CCR addresses, limiting upside for buyers who purchase near the current psf ceiling; and (3) Lease decay — a 99-year leasehold starting in 2020 means the asset will face accelerating lease depreciation from approximately the 2040s onward. Buyers can model the long-term value impact using a lease decay calculator and should factor this into exit price assumptions in a refinancing or resale scenario.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 255 transactions analysed
- Rental data: 71 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 COMMODORE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.