The Nautical
Overview & Key Facts
The Nautical is a 435-unit condominium along Jalan Sendudok in District 27 — the Sembawang–Yishun corridor that has quietly become one of Singapore’s most active suburban transformation zones. Developed by Hao Yuan Investment Pte Ltd and completed in 2016, the development sits on a 99-year lease commencing 2011, leaving approximately 84 years on the clock as of 2026.
With a median transacted price of around S$1,100,000 and an average PSF of S$1,274, The Nautical occupies a sweet spot that few D27 condos can match: genuine private condominium living at a price point that competes with larger HDB flats. For first-time buyers stepping up from public housing, this is one of the most accessible entry points into private property ownership in the northern corridor.
The investment score of 79 out of 100 is notably strong for an OCR development — reflecting a combination of decent rental yield (3.27%), affordable quantum, and the ongoing Canberra area rejuvenation that has introduced new HDB estates, a hawker centre, and commercial amenities within walking distance. While it lacks the headline facilities of mega-developments, The Nautical delivers a practical, no-frills proposition that rewards buyers who prioritise value over prestige.
Location & Connectivity
The Nautical benefits from a location that has materially improved since the development first launched. Canberra MRT station on the North-South Line is approximately 550 metres away — a genuine 7-to-8-minute walk that most residents will find manageable in daily use. This is a meaningful differentiator in the D27 submarket, where many competing condos sit a bus ride or more from the nearest station.
Sembawang MRT is also accessible at roughly 870 metres, giving residents a second option on the same line. For drivers, the SLE (Seletar Expressway) provides direct connectivity to the CTE and the rest of Singapore. The CBD is about 30 minutes by car in off-peak conditions — manageable, though not quick by central-region standards.
The Canberra precinct itself has undergone significant transformation. The opening of Canberra Plaza, the Bukit Canberra integrated sports and community hub, and multiple new HDB BTO estates have injected fresh commercial activity and amenities into the immediate area. A new hawker centre, polyclinic, and swimming complex at Bukit Canberra are all within a short walk or drive, addressing what was previously a gap in neighbourhood services.
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 |
| North View Primary School | primary | ~1.6 km |
| Ahmad Ibrahim Secondary School | secondary | ~1.7 km |
| Naval Base Secondary School | secondary | ~1.7 km |
| Ahmad Ibrahim Primary School | primary | ~1.7 km |
Facilities
At 435 units, The Nautical is a mid-sized development, and its facilities reflect that scale. The amenity roster covers the essentials without reaching for resort-style breadth: a 50-metre lap pool, a children’s wading pool, a gymnasium, tennis court, BBQ pavilions, a function room, a children’s playground, and landscaped gardens. There is also a clubhouse and a jacuzzi. The nautical design theme is carried through architectural detailing and landscaping, giving the compound a cohesive visual identity.
“The facilities are adequate for the size of the development. The pool is well-maintained and rarely overcrowded — one benefit of a smaller condo versus the mega-developments nearby.”
— Resident review via PropertyGuru
Compared to nearby competitors like Canberra Residences or the newer North Gaia, The Nautical’s facilities are functional rather than aspirational. Buyers expecting club-level gyms, co-working spaces, or multiple themed pools will need to recalibrate their expectations. However, the trade-off is reflected in more moderate maintenance fees — a practical consideration that compounds meaningfully over years of ownership. For residents who primarily use the pool and gym, the offering is more than sufficient.
Unit Sizes & Layout
The Nautical offers a mix of 1-bedroom to 4-bedroom configurations across its blocks. Unit sizes are reasonable for the era — slightly more generous than the most compact new launches but not as spacious as older developments from the early 2000s. The layout efficiency is generally good, with regular-shaped living areas and bedrooms that can accommodate standard furniture configurations without excessive compromise.
Finishing quality is functional and in line with what Hao Yuan delivers across its portfolio — clean and practical, if not premium. Buyers accustomed to developer-grade finishings from higher-end launches should budget for selective upgrades to kitchens and bathrooms. That said, the solid structural quality means that renovation spend goes toward aesthetics rather than remediation, which is the right kind of upgrade to make.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 15 | $1,416 | $618,593 |
| 1 BR | 4 | $1,232 | $702,722 |
| 2 BR | 31 | $1,158 | $937,438 |
| 3 BR | 50 | $1,131 | $1,215,971 |
| 4 BR | 18 | $1,057 | $1,681,110 |
| 5 BR | 2 | $1,072 | $2,089,000 |
Pricing & Market Position
Based on 120 recorded transactions, sale prices range from $560,000 to $2,100,000, averaging $1,136,557 (~$1,267 psf).
Rents range from $1,500 to $6,500 per month across 320 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.1% (from $1,046 to $1,245 psf).
Neighbourhood Comparison
In the D27 submarket, The Nautical competes primarily against North Gaia (EC, ~S$1,312 psf), Watergardens at Canberra (~S$1,487 psf), and Provence Residence (EC, ~S$1,182 psf). Against these newer launches, The Nautical’s S$1,274 average PSF represents a discount of 3–17% — meaningful when multiplied across a typical unit’s floor area. However, the newer developments carry fresher leases and more contemporary finishings.
The key distinction is buyer profile. North Gaia and Provence Residence are executive condominiums with a 5-year MOP restriction and eligibility criteria, making them unavailable to investors and non-citizen buyers. Watergardens at Canberra is a full private condo but at a premium that narrows the value gap. For buyers who value immediate liquidity (no MOP), lower absolute quantum, and decent yield, The Nautical remains the pragmatic choice. For those willing to pay a premium for a fresh lease and newer finishings — and who qualify for EC purchase — the newer options warrant consideration.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE NAUTICAL | 99 yrs lease commencing from 2011 | 2016 | 435 | $1,267 |
| 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 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | 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 ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE NAUTICAL across multiple dimensions.
What Residents Say
“Very peaceful environment and well-maintained grounds. Canberra MRT is a comfortable walk and the new developments around the area have really improved daily convenience. Good value for the price we paid.”
— Resident review via PropertyGuru
“We moved here because of Canberra Primary being right next door. The kids walk to school in under five minutes. For a young family on a budget, it’s hard to beat.”
— Resident review via EdgeProp
“Facilities are basic compared to the newer condos popping up nearby. But our maintenance fees are lower and the pool is never crowded, so there are trade-offs.”
— Resident review via EdgeProp
The common thread across resident feedback is satisfaction with value and convenience, tempered by acknowledgment that facilities are modest relative to newer developments in the corridor. The opening of Canberra MRT (post-original launch) and the Bukit Canberra amenity hub are frequently cited as changes that materially improved the living experience compared to the early post-TOP years when the surrounding infrastructure was still sparse.
Strengths & Weaknesses
- Strong investment score (79/100) — one of the highest in D27
- Very affordable S$1.1M median quantum — accessible entry into private property
- Canberra MRT within 550m — genuine walkable commute
- Canberra Primary School 200m away — exceptional P1 balloting advantage
- Decent rental yield at 3.27% for OCR segment
- Ongoing Canberra precinct transformation adding amenities and connectivity
- Lower maintenance fees relative to mega-developments
- Bukit Canberra integrated hub within walking distance (pool, hawker, polyclinic)
- 15–30% PSF discount versus nearby new launches
- Steady PSF appreciation trend from S$1,117 to S$1,275
- 99-year lease from 2011 — 84 years remaining, lease decay a long-term factor
- Facilities are functional but modest compared to newer competitors
- Finishing quality is practical rather than premium — budget for selective upgrades
- Smaller development (435 units) means thinner resale transaction volume
- D27 location — 30+ minutes to CBD, limited appeal for central-region commuters
- PSF shows some volatility due to thinner transaction data
- No standout or unique amenities to differentiate from competitors
- Surrounding area still evolving — some construction activity ongoing
Verdict
The Nautical is not a development that wins on glamour, headline facilities, or architectural ambition. What it offers instead is something increasingly rare in Singapore’s private property market: genuine affordability paired with functional liveability and a location that is materially improving around it. At a median price of S$1,100,000, this is one of the few condominiums in Singapore where a young couple or first-time buyer can enter private property ownership without stretching to a S$1.5M+ quantum.
The investment fundamentals are quietly strong. An investment score of 79 reflects the convergence of several factors: affordable entry price, a 3.27% gross rental yield that outperforms many OCR competitors, a walkable MRT connection, and the ongoing Canberra precinct transformation that is adding amenities and population density to the catchment. The PSF trend — S$1,117 to S$1,275 over recent years — shows steady if unspectacular appreciation, with some volatility that reflects the thinner transaction volume of a smaller development.
The honest caveat is tenure. At 84 years remaining on a 99-year lease, financing is fully available today and will remain so for the next couple of decades. But buyers planning a 15-to-20-year hold should factor in the gradual lease decay that begins to weigh on valuations as the remaining term drops below 60 years. For own-stay buyers with a 10-year horizon, this is largely academic. For pure investors, the yield arithmetic works today but requires monitoring as the lease ages. Against newer launches like North Gaia (S$1,312 psf) and Watergardens at Canberra (S$1,487 psf), The Nautical’s price discount of 15–30% per square foot remains its strongest card.