Canberra Crescent Residences

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.

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.

Pricing & Market Position

Across 340 recorded transactions (all-time), sale prices range from $880,000 to $2,700,639, averaging $1,714,649.

Over the last 12 months, transactions averaged $1,990 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 0.9% (from $1,987 to $2,006 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.

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.

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

Strengths & Weaknesses

Verdict

Canberra Crescent Residences is a well-timed entry into a suburb on the cusp of transformation. The developers’ low land cost translates into pricing that undercuts most new OCR private condominiums while delivering facilities, finishes, and design quality that rival more expensive launches. The 100-metre Sky Garden, 3,000 sq m Canberra Club, and non-PPVC flexibility represent genuine value-adds rather than marketing gimmicks. At $1,988 psf on average, it sits in a sweet spot between EC pricing ($1,300–$1,500 psf for subsidised units) and typical 2025 OCR new launches ($2,300+ psf).

The caveats are location-specific. Canberra MRT is walkable but not at-your-doorstep (750 m), the neighbourhood is still maturing relative to established estates like Ang Mo Kio or Bishan, and the walkability score of 50/100 reflects a car-dependent suburban reality. The absence of rental data means investors are underwriting future demand rather than proven yields—though the North-South Corridor, RTS Link, and Bukit Canberra integration should support medium-term rental growth.

For HDB upgraders in District 27 seeking modern private condo living without EC restrictions, Canberra Crescent Residences is arguably the most compelling option available. The 97-year lease from 2024 provides maximum tenure comfort, the developer pedigree (Kheng Leong delivered the adjacent Watergardens) offers execution confidence, and the facilities package is a genuine step-up from anything currently available in Sembawang. The 39.9% launch-day take-up confirms that the market agrees. For a detailed developer and layout analysis, PLB Insights’ comprehensive review is recommended reading.