District 27 · Sembawang · OCR
The Commodore
Canberra Drive · Condominium · 99 yrs lease commencing from 2020
Current PSF
$1,738
+31.2% vs district median
Gross yield
3.3%
median rent $3,200/mo
3-year gain
14.5%
Transactions · 5y
259
27 in last 12 months
Nearest MRT
Canberra Mrt Station · 316.66m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+184% 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
70.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Sembawang Primary School 892m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 609m
Food
Bukit Canberra Hawker Centre · 959m
Green
Kemuning Pk · 226m - 7 parks within 1km
Mall
Sembawang Shopping Centre · 334m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.0km
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 neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,512 psf (136 sales). At today’s $1,738 psf, they are up 15% on paper.
Price trend average PSF by year
2021
$1,512
2022
$1,484
-1.9%
2023
$1,513
+2%
2024
$1,512
-0.1%
2025
$1,787
+18.2%
2026
$1,732
-3.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 4.6% | 16 |
| 2BR | $3,200/mo | $4.27 | 2.9% | 29 |
| 3BR | $4,400/mo | $4.19 | 2.9% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,020,000 | 1,184 | $1,706 | 01-05 |
| Jul 2026 | $1,110,000 | 624 | $1,778 | 01-05 |
| Jun 2026 | $1,920,000 | 1,184 | $1,622 | 01-05 |
| Jun 2026 | $1,618,000 | 969 | $1,670 | 01-05 |
| Apr 2026 | $1,820,000 | 1,023 | $1,780 | 01-05 |
| Apr 2026 | $1,600,000 | 969 | $1,652 | 01-05 |
| Apr 2026 | $1,318,000 | 786 | $1,677 | 01-05 |
| Mar 2026 | $828,000 | 463 | $1,789 | 01-05 |
| Feb 2026 | $1,303,888 | 743 | $1,756 | 01-05 |
| Feb 2026 | $1,120,000 | 624 | $1,794 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around The Commodore actually sell for - this project trades at 2.2× the nearest block’s PSF.