District 27 · Sembawang · OCR
Provence Residence
Canberra Crescent · Executive Condominium · 99 yrs lease commencing from 2020
Current PSF
$1,577
+19.0% vs district median
Gross yield
3.0%
median rent $4,200/mo
3-year gain
11.8%
Transactions · 5y
183
1 in last 12 months
Nearest MRT
Canberra Mrt Station · 641.584m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+157% premium
HDB median $613 psf
Area income
$8,500/mo median
residential zone
En-bloc potential22 / 100
6 years old · composite of plot use, age, tenure, value gap & size
Lease decay93 years left
worth 95.2%of freehold today (Bala’s Table) · loses ~3.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Wellington Primary School 625m · Phase 2C 2.6× balloted · Sembawang Primary School 711m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 1.2km
Food
Bukit Canberra Hawker Centre · 473m
Green
Bukit Canberra · 260m - 7 parks within 1km
Mall
Sembawang Shopping Centre · 756m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 485m
Who lives in Sembawang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
102,640
Median age
37 yrs
55% under 40 · getting older
Children 0–9
12,130
▲ 23% since 2015 · future P1 demand
Household size
3.3 avg
Homes
85% HDB
11% condo · 4% landed
Degree holders
31%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
45%
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
413 / 413
100% taken up · 25 '10
Median price
$0k
$0k–$0k band
Unit sizes sold
1044 sqft
883–1399 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
883–969
182
969–1055
90
1055–1141
43
1141–1227
11
1227–1313
33
1313–1399
22
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,163 psf (309 sales). At today’s $1,577 psf, they are up 36% on paper.
Price trend average PSF by year
2021
$1,163
2022
$1,232
+5.9%
2023
$1,410
+14.4%
2024
$1,492
+5.8%
2025
$1,574
+5.5%
2026
$1,577
+0.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,460,000 | 926 | $1,577 | 11-15 |
| Jul 2025 | $1,496,000 | 926 | $1,616 | 06-10 |
| Jan 2025 | $1,351,000 | 883 | $1,531 | 01-05 |
| Nov 2024 | $1,518,000 | 1,044 | $1,454 | 01-05 |
| Oct 2024 | $1,436,000 | 926 | $1,551 | 06-10 |
| May 2024 | $1,398,000 | 926 | $1,510 | 01-05 |
| Jan 2024 | $1,528,000 | 1,044 | $1,463 | 01-05 |
| Jan 2024 | $1,308,000 | 883 | $1,482 | 06-10 |
| Nov 2023 | $1,288,000 | 883 | $1,459 | 06-10 |
| Sept 2023 | $1,379,000 | 926 | $1,490 | 11-15 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Provence Residence actually sell for - this project trades at 2.7× the nearest block’s PSF.