Canberra Crescent Residences
Location: Canberra MRT On the Doorstep, RTS Link Halo Building, Sembawang Coastal Belt
Canberra Crescent Residences fronts the Canberra Crescent pocket in the Canberra and Sembawang sub-zone of District 27. The defining piece of infrastructure is Canberra MRT on the North-South Line, a short walk from the development. From Canberra, residents are one stop to Sembawang and one stop to Yishun, three stops to Woodlands (and the upcoming RTS Link interchange to Johor Bahru), and a clean run down the NSL to Orchard and the CBD without a transfer. The North-South Line is one of the workhorse spines of the network, and the Canberra station — one of the newer additions to the line — was specifically built to serve this growing residential corridor.
By road, the SLE is two minutes away and the BKE a short hop further, putting Woodlands Checkpoint and the Causeway within easy reach and the CBD within a thirty-minute off-peak drive. The Johor Bahru-Singapore RTS Link — targeting opening by end of the decade with Woodlands North as the Singapore terminus — is the structural connectivity catalyst that distinguishes this cycle of north-Singapore investment from the last. Canberra Plaza, the integrated neighbourhood mall directly adjacent to the MRT, provides daily amenities including a FairPrice, food court, ActiveSG Sembawang Sports Centre, and a public library. Sembawang Park and its coastal boardwalk are within easy biking distance for weekend recreation.
For family buyers, the school catchment is functional rather than elite: Canberra Primary, Sembawang Primary, Northoaks Primary, and Wellington Primary are within reasonable bands, with Singapore American School at Woodlands a short drive for international-school families. Khoo Teck Puat Hospital is a major healthcare anchor a few MRT stops south at Yishun. Use our price heatmap to see how Canberra Crescent Residences's micro-pricing compares to the wider D27 corridor and the established Sembawang freehold stock.
Overview & Key Facts
Canberra Crescent Residences is a carefully calibrated proposition for Singapore’s suburban condo market. Developed by Peak Crescent Pte Ltd—a joint venture between Kheng Leong and Low Keng Huat—this 376-unit new launch in District 27 benefits from one of the lowest Government Land Sales (GLS) bids for a non-EC OCR site since 2020. That land cost advantage at $793 psf per plot ratio translates directly into accessible entry pricing from $1,880 psf, making it one of the most affordable new private condominiums launched in 2025.
The pedigree of the joint venture is worth noting. Kheng Leong’s portfolio includes The Nassim, MeyerHouse, and the award-winning Watergardens at Canberra (built on a neighbouring site), while Low Keng Huat has delivered Dalvey Haus, Klimt Cairnhill, and The Minton. Both developers bring a track record that spans luxury and mass-market segments, and that experience is visible in Canberra Crescent’s design execution: four 12-storey blocks arranged in an L-shaped layout with 74% of the site dedicated to landscaping and facilities.
At its launch on 3 August 2025, the project sold 150 units (39.9%) at an average of $1,974 psf, with HDB upgraders from District 27 accounting for the majority of buyers. For an in-depth pricing comparison against Sembawang competitors, Stacked Homes’ pricing breakdown provides granular data.
Location & Connectivity
Canberra Crescent Residences sits at the corner of Canberra Crescent and Canberra Street, approximately 750 metres from Canberra MRT station on the North-South Line—a manageable 8-minute walk that the developer has supplemented with a complimentary shuttle service to the station, Sembawang MRT, Bukit Canberra, Canberra Plaza, and Sembawang Shopping Centre. Sembawang MRT is 1.04 km away for residents who prefer walking south. The North-South Line provides a direct ride to Orchard (about 30 minutes) and Raffles Place (about 35 minutes) without transfers.
The neighbourhood’s standout amenity is Bukit Canberra, a sprawling 12-hectare integrated sports and community hub within a 6-to-8-minute walk. It houses a hawker centre, polyclinic, senior care centre, swimming complex, sports hall, gym, and a 2.4-km running trail—effectively a self-contained wellness village. Canberra Plaza next to the MRT station covers everyday shopping and dining needs, while Sun Plaza and Sembawang Shopping Centre provide additional retail depth.
For families, Canberra Primary (890 m) and Canberra Secondary (930 m) are both within comfortable walking distance. The area is also earmarked to benefit from the Johor-Singapore Rapid Transit System (RTS) and the Johor-Singapore Special Economic Zone, which are expected to boost housing demand in Singapore’s northern corridor over the coming decade. For neighbourhood context, 99.co’s listing page maps nearby amenities and transport links.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canberra Primary School | primary | Within 1 km |
| Canberra Secondary School | secondary | Within 1 km |
| 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 |
Facilities
For a 376-unit development, Canberra Crescent Residences punches well above its weight in facilities. The centrepiece is The Canberra Club, a 3,000 sq m private clubhouse offering function rooms with SMEG appliances, co-working spaces, entertainment lounges, and a dedicated Kids’ Club Hut—a genuine social hub rather than a token afterthought. At ground level, residents have a 50-metre lap pool, a family pool with water slides, an outdoor gym, BBQ pavilions, cabanas, a camper’s hut, and themed gardens including the Floating Meadow and Blossom Garden. The development also includes an on-site childcare centre and a mini-golf course—unusual additions that reinforce the family-first positioning.
The architectural highlight is a 100-metre Sky Garden spanning two residential blocks at rooftop level, featuring three BBQ pavilions, two spa pools, yoga decks, a lookout point, a sky lounge, and a reading corner. The elevated position offers sweeping views over the heritage black-and-white bungalows of Sembawang—a visual amenity that lower-floor residents can access without compromise. Underground sheltered walkways connect all four blocks to the facilities, ensuring wet-weather convenience. Designed by P&T Architects with landscaping by Salad Dressing and interiors by Index Design, the overall package sets a new benchmark for Sembawang-area condominiums.
“The Sky Garden sold us on this project. We visited several Canberra condos and nothing else offered that kind of rooftop experience—the spa pools, the sunset views over the old colonial bungalows, the BBQ pavilions. For a suburban condo at this price point, the facilities feel like they belong in a development twice the cost.”
— Prospective buyer, attended launch weekend, August 2025
Unit Sizes & Layout
The unit mix spans 1-bedroom (409 sq ft) through 4-bedroom Compact (1,163–1,173 sq ft), with 2-bedroom and 3-bedroom configurations accounting for roughly 80% of sales at launch. A critical differentiator is the non-PPVC construction method: internal walls between bedrooms are non-structural 100mm partitions, giving owners the flexibility to reconfigure spaces over time—merging a study into the living room, converting a bedroom into a walk-in wardrobe, or creating an open-plan layout. The 3-bedroom and 4-bedroom units come with wet-and-dry kitchens, and all bedrooms feature full-width window frontages for natural light. Fittings include Geberit and Grohe bathroom fixtures, SMEG kitchen appliances, and an integrated Smart Home System.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $2,151 | $880,000 |
| 1 BR | 91 | $2,002 | $1,288,819 |
| 2 BR | 141 | $1,983 | $1,639,010 |
| 3 BR | 95 | $1,978 | $2,208,822 |
Pricing & Market Position
Based on 330 recorded transactions, sale prices range from $880,000 to $2,673,874, averaging $1,699,579 (~$1,989 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 0.6% (from $1,987 to $2,000 psf).
Neighbourhood Comparison
Canberra Crescent Residences enters a competitive Sembawang landscape where ECs set the pricing floor. North Gaia ($1,312 psf) and Provence Residence ($1,182 psf) are significantly cheaper but carry EC restrictions—5-year MOP, citizenship requirements, and resale limitations. The Watergardens at Canberra ($1,487 psf), developed by UOL and Kheng Leong on a neighbouring site, is the closest direct comparator: it offers lower psf pricing and better MRT proximity (350 m vs 750 m), but it is a completed 2024 product without the Sky Garden, Canberra Club, or non-PPVC flexibility that Canberra Crescent provides. The Visionaire ($1,360 psf) in Canberra is a privatised EC with lower entry cost but ageing facilities.
Canberra Crescent’s positioning is clear: it targets buyers who want the newest product with the longest remaining lease (97 years), the strongest facilities package, and the layout flexibility that non-PPVC construction enables—and who are willing to pay a $200–$500 psf premium over completed or EC alternatives. For buyers who prioritise MRT proximity above all else, Watergardens remains the safer pick; for those who want maximum value for dollar with EC subsidies, North Gaia or Provence Residence are hard to beat. For pricing context across the D27 market, Stacked Homes’ pricing comparison benchmarks all key competitors.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
| THE BROWNSTONE | 99 yrs lease commencing from 2014 | 2019 | 638 | $1,357 |
Lease Decay Analysis
The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CANBERRA CRESCENT RESIDENCES across multiple dimensions.
What Residents Say
“We compared this against Watergardens at Canberra and Provence Residence. Watergardens is closer to the MRT but already completed—you’re paying near-$1,750 psf for a used product. Here we get brand-new finishes, a better clubhouse, and the Sky Garden for about $200 psf more. The shuttle bus to the MRT sealed the deal for us.”
— HDB upgrader from Sembawang, purchased 3-bedroom at launch
“My concern is the 2030 TOP date—that’s five years of waiting and paying progressive payments while renting elsewhere. The Canberra area also doesn’t have the food and nightlife options of places like Punggol or Sengkang yet. We’re banking on the North-South Corridor and the JB RTS to change that.”
— Young couple, 2-bedroom Compact buyer
“The non-PPVC construction was a big plus for our family. We plan to knock through the wall between the third bedroom and the study to create a larger play space for our kids, then convert it back when they’re older. You can’t do that with most new launches these days.”
— Family of three, 4-bedroom Compact buyer
Investment: Yield, Holding Period, and the New-Launch Absorption Curve
For investor underwriting, three structural features dominate the Canberra Crescent Residences calculus. First, the project is in its new-launch absorption window: there is a non-trivial overhang of developer-direct units and early-flipper resale listings that typically takes 18–36 months post-TOP to clear in OCR projects of this size. Pricing power for individual sellers is constrained during this window. Second, the 99-year lease from 2024 gives this project the longest lease runway in the Canberra cluster — a real but slow-burning advantage that pays off most clearly past year 10 of hold. Third, the Canberra cluster's growing supply depth, including future GLS sales in the surrounding parcels, will compete for the same tenant pool over the medium term.
That said, the positives are structural. OCR gross yields in the 3.0–3.5 percent band are achievable for well-priced units with prudent furnishing, which compares favourably with prime District 9/10 condo yields in the 2.0–2.5 percent range. The Canberra MRT doorstep broadens the tenant pool to anyone needing reliable NSL access, and the upcoming RTS Link halo could meaningfully expand the Malaysian-commuter and cross-border professional tenant segment over the next five years. Model your scenario through the yield calculator and the cash-flow calculator.
For ABSD-exposed buyers, decoupling math is worth running — the decoupling calculator shows whether a part-sale to a spouse improves the after-tax return versus a straight hold. Foreign and PR buyers should reference IRAS ABSD rates before underwriting, and check MAS TDSR rules for stress-test parameters.
Risks: New-Launch Absorption, Canberra Cluster Supply, OCR Yield Ceiling
The honest risk picture has three pillars. New-launch absorption is the most immediate risk: with TOP in 2025 and the typical OCR developer-stock clearance taking 18–36 months, the project will spend its first few post-TOP years working through unsold inventory and early-flipper listings. During this window, sellers face genuine price pressure, and exits at premium pricing are unlikely. If you need liquidity in the first three years, model a 3–7 percent discount to clear inventory.
The second risk is Canberra cluster supply depth. Provence Residence, 1 Canberra, Canberra Residences, The Brownstone, The Visionaire, and the broader Sembawang HDB resale stock together create a deep alternative-supply pool for both buyers and tenants. Future GLS sales in the immediate sub-zone would directly add to this pool. The cluster is no longer the under-supplied frontier it was a decade ago.
The third risk is the OCR yield ceiling. North-Singapore rental rates are structurally lower than CBD-adjacent or city-fringe rates, and the tenant pool, while broadening with the RTS Link, is more sensitive to economic cycles than the prime-district expat tenant pool. Gross yields above 3.5 percent will be difficult to underwrite credibly, and assumptions of 4 percent or higher should be treated with scepticism. Track URA's Government Land Sales programme for forward signals on supply.
Secondary risks include RTS Link delivery slippage (the headline catalyst is dependent on bilateral execution timelines, and any further delays would dampen the connectivity premium narrative), and the standard OCR-vs-CCR financing differential that may show up in MAS TDSR stress-test outcomes for buyers stretching tenure to maintain affordability.
Verdict: A Freshest-Lease OCR Play On the Canberra MRT Doorstep, With New-Launch Absorption Realities
Canberra Crescent Residences is one of the cleanest expressions of what District 27's Canberra and Sembawang corridor can offer to a 2025-TOP buyer: a 376-unit UOL and Singapore Land joint venture on a 99-year lease from 2024, which gives this project arguably the freshest leasehold runway in the entire Canberra cluster as of 2026. The development sits in the Outside Central Region within a short sheltered stroll of Canberra MRT on the North-South Line, with Canberra Plaza, Sembawang Park, Khoo Teck Puat Hospital, and the future RTS Link to Johor Bahru Woodlands all forming a connectivity and amenity envelope that did not exist five years ago.
Our read: this is a solid owner-occupier buy where the freshest-in-cluster lease, the UOL pedigree, and the Canberra MRT doorstep combine into a defensible long-hold proposition, and a measured investor buy where new-launch absorption risk, the Canberra cluster's growing supply depth, and OCR yield ceilings temper near-term upside. Stress-test the numbers with the mortgage calculator and the gross-yield calculator before you commit.
Developer: UOL × Singapore Land — A Heritage Singapore Pairing
Canberra Crescent Residences was developed by Peak Crescent, a joint venture between UOL Group and Singapore Land Group. This is among the strongest developer combinations available in the current OCR launch cycle: UOL brings decades of premium and mass-market Singapore execution across Avenue South Residence, The Tre Ver, Clavon, and the Pan Pacific hotel portfolio, while Singapore Land contributes deep landed and commercial expertise plus the kind of balance-sheet patience that lets a project complete and absorb at developer pace rather than fire-sale urgency.
The land was acquired through the 2022 Government Land Sales Canberra Crescent tender and built out to 376 units, achieving TOP in 2025 as reported recently. Initial post-TOP impressions from buyer walkthroughs and our own visit point to the kind of mass-market-plus finishes you would expect from UOL at this price band: clean kitchen and bath specifications, reasonable storage utility, and competent landscaping at the unit-count scale. The MCST is in its formative period, and sinking-fund accumulation is at the early stage typical for a year-zero project — new buyers should expect a few quarters of operational settling before facilities patterns stabilise.
For prospective buyers, the developer pedigree matters more here than for a resale project: with defects-liability period still active in the immediate post-TOP window, any latent build issues should be flagged through the proper channels promptly. Use the BCA CONQUAS database to verify the construction-quality score when published.
Value: Pricing the Freshest-Lease Premium Against the Canberra Cluster Comp Set
Canberra Crescent Residences transacts in a band that should be benchmarked against the three established Canberra-cluster reference points: peer-project comparisons are essential before committing. The closest direct comp is Provence Residence (executive-condominium variant of similar vintage), which serves as the EC benchmark in the immediate area but with different eligibility, MOP, and resale-timeline mechanics. The second is The Brownstone and The Visionaire ECs slightly further from the MRT, useful for understanding the EC-to-private pricing differential. The third is 1 Canberra (665 units, TOP 2014) and Canberra Residences (320 units, TOP 2013), both 99LH projects already nine to twelve years into their leases, which gives Canberra Crescent Residences a roughly twelve-year lease advantage at this point in the cycle.
The lease math is the single most important differentiator. At roughly 99 years remaining in 2026 against the older Canberra-cluster stock at 85–87 years remaining, Canberra Crescent Residences offers what is arguably the freshest leasehold runway in the immediate sub-market. That runway is a real asset for long-hold owner-occupiers and for investors planning past the year-15 horizon where Bala-curve effects begin to bite older 99LH stock. Run the numbers on the lease-decay calculator to quantify how this twelve-year lease advantage translates into total-return differential, and use the stamp-duty calculator to confirm entry cost given the prevailing ABSD framework.
On rental, the 376-unit scale is moderate and manageable — smaller than 1 Canberra's 665 units, large enough for full facilities, but not so large that secondary-market overhang dominates pricing. The Canberra MRT doorstep, RTS Link halo, and growing Sembawang amenity stack support tenant demand from north-Singapore working professionals, KTPH staff, and Causeway commuters once the RTS Link opens. Check current asking rents and surrounding new-launch transactions on the URA REALIS database before pricing your deal.
Lifestyle: Canberra Plaza Convenience, Sembawang Coastal Belt, Family-Calibrated Rhythm
The 376-unit footprint supports the standard full-condo-facilities package: lap pool, kids' pool, gym, function rooms, BBQ pavilions, and landscaped grounds calibrated for a mid-sized development rather than a sprawling thousand-unit estate. The density profile is comfortable — you should not encounter the lift-queue and facility-saturation friction common in larger Canberra-cluster projects.
Daily lifestyle is anchored by Canberra Plaza directly integrated with Canberra MRT: a FairPrice, food court, F&B options, ActiveSG Sembawang Sports Centre with swimming complex and gym, and a public library all in one cluster. For broader shopping, Sun Plaza and Northpoint City at Yishun and Sembawang Shopping Centre are within easy MRT or short driving distance, with Causeway Point at Woodlands a five-stop ride for the deeper retail and F&B mix. Sembawang Park and its 1.5-kilometre coastal boardwalk are within biking distance, offering one of the few remaining unobstructed sea-facing recreational stretches in northern Singapore — a quiet but real lifestyle differentiator.
For families, the school catchment is functional: Canberra Primary, Sembawang Primary, and Northoaks Primary are within reasonable distance bands for the MOE Primary 1 registration framework. Khoo Teck Puat Hospital at Yishun is the major healthcare anchor a few stops down the NSL, and Admiralty Medical Centre provides additional capacity. The proximity to Sembawang Hot Spring Park and the Sembawang Shipyard heritage zone gives the area a slightly different texture from the typical OCR suburb — quieter, more open, with longer sight-lines to the Johor Strait.
Bottom Line: Yes for Long-Hold Owner-Occupiers, Conditional Yes for Patient Connectivity-Story Investors
Canberra Crescent Residences is a credible buy for two clearly defined profiles. The first is the long-hold owner-occupier who values the freshest leasehold runway in the Canberra cluster, the Canberra MRT doorstep, and the maturing Sembawang amenity stack. The lease-decay drag matters minimally when you are consuming the asset over a 15–25 year horizon, and the UOL and Singapore Land developer pedigree provides reasonable comfort on long-term build performance and MCST trajectory.
The second is the patient connectivity-story investor willing to underwrite a 3.0–3.5 percent gross yield, absorb the new-launch absorption discount over the first three post-TOP years, and hold through the RTS Link delivery window for the full connectivity-premium thesis. This is not a flip play, and it is not a yield-maximisation play; it is a balanced total-return position keyed to the structural north-Singapore connectivity story.
For all other profiles — near-term flippers, ABSD-stacked third-property speculators, or pure-yield investors who can find sharper numbers in Geylang, Hougang, or Pasir Ris — the comp set offers cleaner alternatives. Run your specific scenario through the mortgage calculator, the yield calculator, and the affordability calculator, and pull the latest transaction comps from the price heatmap before you commit. As always, get the full picture from the District 27 overview and weigh Canberra Crescent Residences directly against the peer comparison tool.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.