Kandis Residence
Overview & Key Facts
Kandis Residence is a 130-unit, 99-year leasehold condominium at 2 Kandis Link in District 27, developed by Tuan Sing Holdings and completed in 2021. Designed by ONG&ONG Architects around a “homes-in-the-woods” concept, the development occupies a low-rise campus of one 3-storey and three 7-storey blocks — a deliberate departure from the slab-tower typology that characterises most suburban leasehold condominiums. The result is a boutique, garden-immersed enclave that prioritises landscaping, natural light, and a sense of retreat within Singapore’s northern residential corridor.
The project sits on the Sembawang–Canberra growth axis, a stretch of District 27 that has seen increasing developer and buyer attention since the opening of Canberra MRT (NS12) in 2019. At 130 units, Kandis Residence is genuinely small-scale by Singapore condominium standards — roughly the size of a single HDB block recast as a landed-condominium hybrid. This boutique footprint delivers practical benefits: facilities are uncrowded, management is straightforward, and residents report a community cohesion that larger developments rarely achieve.
The lease was issued in 2016, leaving approximately 89 years remaining — well above the 70-year financing and CPF usage thresholds that leasehold buyers must monitor. At an average transacted PSF of $1,360 and average price of $1,045,194, Kandis Residence sits firmly in the OCR value tier, drawing primarily HDB upgraders, first-time private property buyers, and families attracted to the quieter northern lifestyle and the improving Canberra corridor infrastructure. With a gross yield of approximately 3.7% based on average rent of $3,240 per month, the development offers a modestly stronger income return than most CCR or RCR peers, though it trades this against the accessibility limitations that define the North-Singapore leasehold segment.
For buyers evaluating 99-year leasehold private residential in District 27, Kandis Residence’s strongest cards are its 2021 completion (younger than most D27 stock), a distinctive low-rise landscaped form factor that differentiates it from the crowded EC and mass-market corridor nearby, and a Tuan Sing Holdings delivery that is broadly well-regarded for finishings quality within the mid-tier developer tier. The principal trade-offs are the absence of a walkable MRT connection and a thin amenity catchment that makes car ownership a practical necessity.
Location & Connectivity
Kandis Residence is addressed at 2 Kandis Link, a short residential road that runs off Sembawang Road in the northern reaches of District 27. The neighbourhood is low-density and predominantly private landed housing, a character that reinforces the development’s “homes-in-the-woods” positioning but simultaneously limits the walking-distance amenity catchment. Sembawang Road — the primary arterial — carries buses toward both Canberra MRT and Sembawang MRT, but resident feedback consistently notes that bus frequency is limited to a single service, making private car ownership the default for daily logistics.
The nearest MRT station is Canberra MRT (NS12) on the North South Line, approximately 1,826 metres from the development. At typical walking pace that translates to roughly 22–25 minutes on foot — a meaningful distance that positions Kandis Residence as a “drive-or-bus to MRT” address rather than a walkable transit node. Tuan Sing Holdings provided a complimentary shuttle service to Canberra MRT during the initial occupancy period, a practical acknowledgement of the gap. Sembawang MRT (NS11) is at a similar or greater distance to the west. For buyers who commute daily by rail without a car, the MRT accessibility is the development’s most material limitation.
By car or taxi, the connectivity picture improves significantly. The Seletar Expressway (SLE) and Central Expressway (CTE) are reachable within 10 minutes, placing the CBD at approximately 30–35 minutes in off-peak conditions. The upcoming North-South Corridor (NSC), Singapore’s largest expressway-plus-transit infrastructure project, will add a dedicated bus rapid transit corridor that should meaningfully shorten bus journey times from the Sembawang area to the city when operational. The NSC is the infrastructure tailwind most frequently cited in D27 investment discussions.
Retail and dining coverage within walking distance is limited. Sun Plaza in Sembawang and Northpoint City in Yishun — the two primary shopping centres serving D27 — require a bus or car journey of 10–15 minutes. Northpoint City is the larger and more complete retail node, hosting a full-line grocery anchor, F&B variety, a cinema, and a range of services. Sun Plaza provides a more compact neighbourhood retail offering. For daily grocery needs, the Giant supermarket at Canberra Plaza (adjacent to Canberra MRT) is the nearest large-format option accessible by bus.
School proximity is a recurring concern in buyer feedback. The nearest primary schools — Sembawang Primary and Canberra Primary — are approximately 2.5–3 km away, requiring bus or car transport for young children. There are no primary schools within the 1 km radius that typically commands a registration priority advantage in the MOE Phase 2A/2B scheme. Families with school-going children should verify school distance from the specific unit address using MOE’s Phase 2C priority framework.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Canberra Primary School | primary | ~2.0 km |
| Canberra Secondary School | secondary | ~2.0 km |
Facilities
For a 130-unit boutique development, Kandis Residence delivers a well-proportioned facilities package that reflects both Tuan Sing Holdings’ mid-tier positioning and the “homes-in-the-woods” design philosophy. The headline amenity is an infinity lap pool set within lush tropical landscaping, complemented by a spa pool and bubble pool — a three-tier aquatics arrangement that is well-suited to the development’s small resident base. The gymnasium is equipped to a contemporary standard with cardiovascular and resistance equipment. A function room, rooftop BBQ pavilion, and dining pavilions round out the communal offering.
The practical advantage of 130 units and a full facilities deck is pool and gym availability: residents consistently report uncrowded facilities at any time of day, a quality-of-life benefit that cannot be replicated in 400–600 unit developments where weekend pool access becomes congested. The landscaping receives particularly strong feedback — ONG&ONG’s design integrates substantial green coverage, water features, and tree canopy throughout the development’s common areas, delivering an ambiance that is notably more resort-like than the utilitarian landscape packages seen in comparable-price OCR condominiums.
“Landscaping great, pool amazing. Very quiet and peaceful — feels like a resort. The small size means you basically have the pool to yourself on weekday mornings.”
— Resident review via PropertyGuru
The development’s low-rise, multi-block configuration distributes facilities across a ground plane rather than stacking them vertically — a design choice that creates a stronger spatial connection between living areas and communal landscaping. Residents in the 3-storey block in particular report a near-landed ambiance, with private garden-adjacent ground-floor units that blur the boundary between condo and landed living. This is a meaningful product differentiator in a D27 market where most private condominiums are conventional mid-rise towers.
Tuan Sing Holdings’ delivery track record at Kandis Residence has drawn broadly positive feedback on construction quality. The 2021 TOP was achieved on schedule, and initial resident defect feedback — while noting some finishing issues in car park and entrance design — did not identify structural or major workmanship concerns. The multi-block low-rise configuration is inherently less technically complex than high-rise construction, which reduces the risk of the waterproofing and structural issues that sometimes emerge in taller towers years after completion.
Unit Sizes & Layout
Kandis Residence offers 130 units across three bedroom categories: 1-bedroom (484–527 sqft), 2-bedroom (700–818 sqft), and 3-bedroom (947–1,033 sqft). The development contains no 4-bedroom or larger configurations, reflecting a deliberate focus on the HDB-upgrader and first-time buyer demographic that characterises D27 purchasing behaviour. At an average transacted size of approximately 768 sqft (derived from the $1,045,194 average price and $1,360 average PSF), the unit mix skews toward 2-bedroom as the primary transactional type.
Unit layouts reflect ONG&ONG’s emphasis on maximising usable floor area within compact footprints. Modern kitchens with full appliance provision, open-plan living-dining configurations, and large aperture windows are consistent across the bedroom mix. The 1-bedroom units at 484–527 sqft are sized appropriately for singles, young couples, or investment-oriented landlords; the 2-bedroom range at 700–818 sqft delivers a practical layout for a couple or small family without the bedroom compression that post-2018 launches have increasingly imposed; and the 3-bedroom top tier at 947–1,033 sqft is proportioned to accommodate a family of three or four with reasonable space separation between bedrooms and living areas.
The 3-storey block within the development is architecturally distinct: ground-floor units have private garden areas and a near-landed character. These units command a modest premium or are absorbed quickly in resale, as the garden-condo typology is valued by buyers who want outdoor space without the maintenance burden of landed housing. Upper-floor units in the 7-storey blocks benefit from tree-canopy views over the development’s landscaping and, on higher floors, views toward the Sembawang coastline and Johor Strait in the distance.
Finishing specifications are mid-tier, appropriate to Tuan Sing’s OCR positioning. Branded kitchen appliances, engineered timber or vinyl plank flooring, and porcelain tile bathrooms are standard across all unit types. Resident feedback notes that the car park entrance and some common-area finishing details are not to the same standard as the residential units — a characteristic that several reviews flag as a minor execution inconsistency rather than a material build quality concern. At the $1,360 average PSF acquisition price, buyer expectations should be calibrated to mid-tier OCR finishings rather than the premium specification levels associated with CCR or high-end RCR developers.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 5 | $1,463 | $718,000 |
| 2 BR | 26 | $1,333 | $1,073,900 |
| 3 BR | 2 | $1,449 | $1,490,000 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $690,000 to $1,560,000, averaging $1,045,194 (~$1,350 psf).
Rents range from $2,000 to $6,400 per month across 75 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 9.1% (from $1,282 to $1,399 psf).
Neighbourhood Comparison
The Commodore (219 units, Canberra Link, 2023 TOP) is the most meaningful direct comparison. Developed by a joint venture of City Developments and MCL Land, it sits directly adjacent to Canberra MRT — the walkability differentiator that Kandis Residence fundamentally lacks. Its average launch PSF of $1,489 has risen to approximately $1,772 PSF in sub-sale transactions, reflecting a 19% appreciation premium over Kandis Residence’s current $1,360 average. The Commodore’s MRT-adjacent positioning is the primary driver of that premium. For buyers who value rail accessibility above all, The Commodore is the superior choice; for buyers who prioritise boutique scale, landscaping depth, and a lower entry quantum, Kandis Residence offers a meaningfully different product at a lower price point.
Parc Canberra (EC, 496 units, 2023 TOP) provides the value floor reference for the corridor. At an average launch price of $1,101 PSF — now appreciating post-privatisation — it represents the cost of entry into the Canberra MRT precinct at EC pricing. Its scale (nearly 4x Kandis Residence), standard EC finishings, and HDB-upgrader focus differentiate it from Kandis Residence’s boutique-private positioning. Buyers comparing Kandis Residence to Parc Canberra are typically weighing the EC’s lower PSF against Kandis Residence’s higher specification and smaller community.
1 Canberra (EC, 665 units, 2015 TOP) is an older-vintage EC that has privatised and trades in the $1,000–$1,200 PSF range. As a 2015-completion 99-year leasehold, its lease profile is approximately a decade behind Kandis Residence — a growing differential that will progressively impact financing and CPF eligibility as both developments age. For buyers who prioritise newer lease vintage, Kandis Residence has a structural advantage over 1 Canberra.
Norwood Grand (348 units, Woodlands, 2027 estimated TOP) represents the new-launch premium tier for the northern corridor at $2,066 PSF average. While marketed to an overlapping demographic of northern Singapore buyers, its Woodlands sub-market positioning, higher price point, and pending completion make it a future reference rather than a current direct competitor. Buyers considering Norwood Grand versus a resale Kandis Residence are essentially choosing between new-launch premium pricing with a fresh 99-year lease and resale OCR value at an established development.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KANDIS RESIDENCE | 99 yrs lease commencing from 2016 | 2021 | 130 | $1,350 |
| 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 2016, meaning approximately 10 years have already been consumed. Roughly 89 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~89 years | Full bank financing available |
| 2046 | ~69 years | CPF usage still unrestricted for most buyers |
| 2055 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2075 | ~39 years | Significant financing restrictions for next buyer |
| 2115 | 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 ~79 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates KANDIS RESIDENCE across multiple dimensions.
What Residents Say
“Love the resort feel and the landscaping. The pool area is beautiful and never crowded. It’s very quiet and feels like you’re far from the city — which is exactly what we wanted.”
— Owner review via PropertyGuru
“No school within 1 km, no walkable MRT, only one bus service. If you don’t drive, this is very inconvenient. But if you do drive, it’s actually a pleasant and quiet place to live.”
— Resident review via 99.co
“Finishes are so-so, car park entrance design is not great. But the landscaping and pool are genuinely impressive. Good for the price we paid in the D27 market.”
— Buyer review via EdgeProp
“Sembawang Park and the hot spring are just nearby — great for weekends. The development is small so you actually get to know your neighbours, which is rare in a condo. A real community feel.”
— Resident comment via SRX
The resident feedback pattern for Kandis Residence reveals a clearly bifurcated profile: those who chose the development explicitly for its quieter northern lifestyle and resort-like landscaping are broadly satisfied; those who underestimated the accessibility limitations — particularly the MRT distance and single bus service — express material frustration. This is a buyer-fit issue rather than a development quality issue: Kandis Residence delivers on its “homes-in-the-woods” promise authentically, but the trade-offs inherent in that promise are non-trivial for car-lite households. Prospective buyers should stress-test the car dependency requirement honestly before committing. For families with two cars, two working adults, and a preference for space, greenery, and tranquility over city-fringe convenience, resident satisfaction is consistently high.
Strengths & Weaknesses
- 2021 TOP — newer construction vintage with 89 years of lease remaining, well above CPF and financing thresholds
- Boutique 130-unit scale — facilities are never crowded; pool, gym, and spa pool available without queuing
- “Homes-in-the-woods” landscaping by ONG&ONG — resort-like ambiance that significantly exceeds standard OCR condo landscaping
- Tuan Sing Holdings delivery — construction quality broadly above EC-tier, on-schedule 2021 TOP
- Gross yield ~3.7% — above-average for OCR leasehold, supported by consistent rental demand from naval base and northern industrial workers
- Sembawang Park and Sembawang Hot Spring Park within close proximity — unique leisure assets unavailable in any other Singapore district
- Sub-$1.1M average price — accessible entry point for HDB upgraders and first-time private buyers in D27
- Low-rise multi-block configuration — ground-floor units with private gardens offer near-landed ambiance at private condo price
- North-South Corridor (NSC) infrastructure tailwind — bus rapid transit when operational will reduce city commute time from Sembawang
- Small community feel — residents report knowing neighbours by name, community cohesion uncommon in larger developments
- Canberra MRT (NS12) is 1,826 metres away — approximately 22–25 minutes on foot; not a walkable MRT address
- Only one bus service along Sembawang Road — car ownership is a practical necessity for most residents
- No primary school within 1 km — limits MOE Phase 2C registration priority and requires car/bus for school runs
- Thin walking-distance amenities — nearest mall (Sun Plaza or Canberra Plaza) requires bus or car; no retail or F&B within walking distance
- Car park entrance and some common-area finishing details below the standard of residential units — noted in multiple resident reviews
- Investment score limited by accessibility — MRT distance constrains tenant pool and capital appreciation upside relative to MRT-adjacent peers
- Single bus service creates dependency on car or shuttle for MRT access — households without a car will find daily logistics effortful
- North Singapore OCR profile means slower capital appreciation versus MRT-centric CCR/RCR peers
Verdict
Kandis Residence’s investment case is straightforwardly tied to the District 27 growth narrative. The development sits on the Canberra corridor — the stretch of NSL between Canberra and Sembawang MRT stations that has drawn consistent developer and government attention since 2018 through new HDB BTOs, EC launches, and the Canberra MRT opening. At $1,360 average PSF, Kandis Residence represents mid-tier OCR pricing consistent with a 2016-vintage 99-year leasehold development that was completed to a quality standard above the EC segment and below the premium condos that newer launches in the corridor command.
The 89-year remaining lease is a structural positive. With approximately 89 years to run, the development sits well above the 70-year CPF usage threshold and the 60-year financing constraint that will progressively restrict an older leasehold’s buyer pool. Buyers in 2026 can use full CPF and standard bank financing; buyers in 2036 will still be above 79 years remaining, preserving resale liquidity for a decade-plus holding horizon. Lease decay is a concern for every 99-year leasehold, but at this residual tenure, it is a distant planning factor rather than an imminent transactional constraint.
The gross yield of approximately 3.7% — based on $3,240 average monthly rent divided by $1,045,194 average capital value — is modestly above the D27 OCR average and reflects the reasonable demand for small-format rental units in the Sembawang area from naval base personnel, Seletar industrial workers, and Woodlands regional centre employees. Rental demand is thin relative to city-fringe districts but is consistent enough to sustain reasonable vacancy rates for 1- and 2-bedroom units.
Kandis Residence is the right answer for buyers who want a newer, well-landscaped OCR leasehold in D27’s Canberra growth corridor at a sub-$1.1M entry point — and who are comfortable with car dependency, thin walking-distance amenities, and the patient capital appreciation profile that characterises Singapore’s northern residential market.
Against direct comparables, the development holds a coherent position. The Commodore (219 units, Canberra MRT-adjacent, average launch price $1,489 PSF rising to $1,772 PSF in sub-sale) is the most direct peer: newer completion, larger scale, and meaningfully better MRT access, but at a 20–30% PSF premium and without the boutique landscaped-campus character of Kandis Residence. Parc Canberra (EC, 496 units, $1,101 PSF launch) occupies the value tier below, now privatised and seeing capital appreciation from its EC baseline. Norwood Grand (348 units, Woodlands, $2,066 PSF) is in a different sub-market and price tier entirely. Kandis Residence sits in a defensible niche: newer than most D27 condos, more characterful than standard slab-block EC product, and priced below the MRT-premium developments that Canberra corridor buyers increasingly target.
The North-South Corridor, when operational, is the primary external catalyst to monitor. Faster bus rapid transit to the city from Sembawang Road would directly address Kandis Residence’s core accessibility weakness and is likely to have a positive, if modest, impact on capital values in the catchment. Buyers with a 5–10 year horizon should factor this infrastructure trajectory into their expectations alongside the continued D27 HDB estate maturation that is progressively broadening the upgrader demand base.