Canberra Residences
Overview & Key Facts
Canberra Residences is a 320-unit low-rise condominium development at Canberra Drive in District 27 (Sembawang). Developed by MCC Land (Singapore) Pte Ltd and designed by SAA Architects, this 99-year leasehold development (from 2010, leaving approximately 84 years) was completed in 2013 and features a distinctive low-rise configuration of just 5 storeys. The low-rise approach is by design: Canberra Residences was conceived as a landed-living alternative within a condominium format, offering the spaciousness and ground-level connection that high-rise living inherently sacrifices.
MCC Land is a subsidiary of China’s Metallurgical Corporation of China (MCC Group), one of the world’s largest engineering and construction conglomerates. In Singapore, they have developed a portfolio of suburban condominiums positioned at the affordable end of the private market. Their brief for Canberra Residences was to create a tropical resort-style development with generous landscaping, pool-facing penthouses, and private sky gardens — amenities that distinguish it from the typical apartment-block format.
The unit mix spans 1- to 4-bedroom apartments, dual-key configurations, and penthouses with private sky gardens. Several units feature private lift access, which is notable for a low-rise suburban development. The 5-storey height means every unit is close to the ground, the pools, and the gardens — a daily convenience that high-rise residents can only envy. The buyer profile is predominantly Singaporean (76.5%), reflecting its positioning as a heartland upgrader product.
Location & Connectivity
Canberra Residences sits in the Canberra precinct within Sembawang, a part of Singapore that has undergone significant development since the condo’s completion. The nearest MRT station is Sembawang (NS11) on the North-South Line, approximately 870 metres away — a 12-minute walk that is manageable but not ideal in tropical heat. Canberra MRT (NS12), which opened after the development was completed, is slightly further but offers an alternative. Both stations provide direct access to the North-South Line corridor.
For drivers, the SLE, TPE, and BKE are accessible, providing routes to the CBD (30–35 minutes off-peak), Woodlands, and the eastern suburbs. The Canberra precinct has developed considerably since 2013, with the addition of new HDB estates, a hawker centre, and improved retail options. Sembawang Shopping Centre and Sun Plaza are the nearest major malls, while Northpoint City at Yishun offers comprehensive retail and dining.
The surrounding area includes several schools: Sembawang Primary, Canberra Primary, and Wellington Primary within the 1–2 km radius. Republic Polytechnic and the Singapore Sports School are also nearby. For recreation, Sembawang Park and the future Canberra Park provide green space, and the Northern Coastal Trail offers scenic walking and cycling routes.
Schools & Education
2 primary schools 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 | Within 1 km |
| Sembawang Secondary School | secondary | Within 1 km |
| 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 |
Facilities
Canberra Residences delivers a comprehensive tropical resort-themed facilities package. The centrepiece is a 50-metre pool complemented by a wading pool, cavern spas, water lounge, and jacuzzi. Beyond the aquatic amenities, residents enjoy BBQ pavilions, a clubhouse, a gymnasium, a 0.5 km fitness trail, a children’s playground, and 24-hour security. The tropical landscaping throughout the compound creates a lush, resort-like setting that is enhanced by the low-rise format — ground-floor units and lower levels enjoy a direct connection to the gardens and pools.
“The condo was recently renovated and repainted including the carpark. It looks very new for its age. The low-rise feel with all the greenery and pools makes it feel like a resort holiday every day.”
— Resident review via SRX
The low-rise configuration means facilities are never more than a few floors away from any unit. Penthouses with private sky gardens add an exclusive top-level amenity. The overall maintenance has been well-managed, with the recent repainting and renovation keeping the development looking fresh despite being over a decade old.
Unit Sizes & Layout
The unit mix at Canberra Residences includes 1-, 2-, 3-, and 4-bedroom apartments, dual-key units, and penthouses. The variety is unusual for a 320-unit development and reflects MCC Land’s aim to cater to different household configurations. Penthouse units feature private sky gardens that provide genuine outdoor living space — a premium that is particularly valuable in the low-rise format where the sky garden can feel like a private rooftop terrace rather than a windswept high-rise balcony.
Several units are equipped with private lifts, adding a landed-living dimension to the condo experience. Unit sizes are reasonable for the period — not the generous proportions of 1990s developments but meaningfully more liveable than the most compact post-2015 launches. The dual-key configurations are well-suited for multi-generational families or investor-owners seeking flexibility.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,135 | $715,343 |
| 2 BR | 26 | $1,113 | $989,988 |
| 3 BR | 26 | $1,037 | $1,187,818 |
| 4 BR | 11 | $975 | $1,502,717 |
| 5 BR | 5 | $926 | $1,869,000 |
Pricing & Market Position
Based on 77 recorded transactions, sale prices range from $625,000 to $2,325,000, averaging $1,155,012 (~$1,171 psf).
Rents range from $1,700 to $7,600 per month across 211 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.8% (from $903 to $1,235 psf).
Neighbourhood Comparison
Within the Canberra corridor, the most direct competitors are Parc Canberra EC (496 units, 99yr from 2019, ~$1,150 PSF after MOP) and Provence Residence EC (413 units, 99yr from 2021, ~$1,180 PSF). Both are Executive Condominiums with newer finishings and longer lease runways, but they carry EC restrictions including the 5-year MOP and 10-year foreign buyer limitation. Canberra Residences offers immediate open-market resale flexibility and the unique low-rise format, at a comparable PSF.
Further comparisons include The Watergardens at Canberra (448 units, 99yr from 2020, ~$1,487 PSF), which offers newer facilities and better Canberra MRT proximity at a meaningful PSF premium. For buyers focused on the low-rise living concept specifically, Canberra Residences remains unique in the precinct — no other development in the Sembawang-Canberra corridor offers a comparable 5-storey resort-format design with full facilities at this price point.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CANBERRA RESIDENCES | 99 yrs lease commencing from 2010 | 2013 | 320 | $1,171 |
| 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 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | 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 ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CANBERRA RESIDENCES across multiple dimensions.
What Residents Say
“We chose Canberra Residences because of the low-rise concept — we wanted something that felt more like landed living but with condo facilities. The pools are great, the management keeps everything well maintained, and we love the resort atmosphere.”
— Owner review via 99.co
“The condo has been recently repainted and refreshed. It looks very new for its age. The pool area is really nice and the gym is decent. Only drawback is the walk to MRT is a bit far in the heat.”
— Tenant feedback via PropertyGuru
“Good value for money but the area is still developing. Groceries and food options have improved a lot with the new hawker centre, but it is still not as convenient as living near a town centre. You really need a car here.”
— Resident via COS.sg
Residents consistently praise the low-rise resort concept, well-maintained grounds, and recent refurbishment. The pool area and tropical landscaping receive particular positive attention. The main complaints are the distance to MRT, the still-developing nature of the Canberra precinct for daily amenities, and the car-dependent lifestyle required for most errands beyond the immediate neighbourhood.
Strengths & Weaknesses
- Distinctive low-rise 5-storey design — landed-living feel with condo facilities
- Affordable quantum — 2-bedrooms from ~$700K, among the cheapest full-facility condos
- 50-metre pool, cavern spas, water lounge, and resort-style tropical landscaping
- Penthouses with private sky gardens — genuine outdoor living at low-rise scale
- Private lift access in selected units adds exclusive dimension
- Dual-key configurations for multi-generational flexibility or investment
- Recently repainted and refurbished — looks fresh despite 2013 completion
- 84 years remaining on lease — comfortable financing headroom
- Canberra precinct undergoing significant development with new MRT and integrated hub
- Pool-facing units enjoy direct garden connection from lower levels
- Sembawang MRT is 870m away — 12-minute walk, not ideal in tropical heat
- Low-rise height means no elevated views or dramatic skyline vistas
- Canberra precinct still developing — not as self-sufficient as established town centres
- Car-dependent for most errands beyond the immediate neighbourhood
- Northern suburban location is distant from CBD (30–35 min drive)
- Low-rise format means denser ground-level relationship between neighbours
- Limited nearby school options within 1 km for primary-age children
- Perception of Sembawang as a remote district among some buyer segments
Verdict
Canberra Residences offers something genuinely distinctive in the suburban condo market: low-rise living with full condominium facilities at an accessible quantum. At approximately $1,191 PSF, a 2-bedroom unit can be acquired for around $700,000–$900,000, placing it among the most affordable full-facility condominiums in Singapore. The average sale price of approximately $1.2 million covers a range of configurations, and the 3.25K average monthly rent suggests steady demand from the growing Canberra precinct workforce.
The low-rise format is the development’s most distinctive attribute and its greatest limitation simultaneously. The ground-level connection, pool proximity, and resort atmosphere are genuine lifestyle benefits that high-rise condos cannot replicate. But the 5-storey height means there are no dramatic views, no sense of elevation above the suburban landscape, and a denser relationship between neighbours that some buyers find less private than expected.
The 84 years remaining on the lease provides comfortable financing headroom. The Canberra precinct’s ongoing development — new MRT, integrated hub, additional residential projects — creates a rising-tide effect that should support values. However, the 870-metre walk to Sembawang MRT is a genuine drawback for public-transport-dependent households, and the northern suburban location carries the same convenience trade-offs as all Sembawang-area developments. For buyers who drive, work in the north, or value the low-rise resort concept over urban convenience, Canberra Residences delivers a compelling package at a price point that is hard to beat.