District 27 · Sembawang · OCR
The Visionaire
Canberra Drive · Executive Condominium · 99 yrs lease commencing from 2015
Current PSF
$1,501
+13.3% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
15.9%
Transactions · 5y
285
34 in last 12 months
Nearest MRT
Canberra Mrt Station · 578.84m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+145% premium
HDB median $613 psf
Area income
$8,500/mo median
residential zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Sembawang Primary School 460m · Phase 2C 1.4× balloted · Wellington Primary School 718m · Phase 2C 2.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Sembawang Secondary School · 941m
Food
Bukit Canberra Hawker Centre · 390m
Green
Bukit Canberra · 213m - 7 parks within 1km
Mall
Sembawang Shopping Centre · 444m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 444m
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 floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,340 psf - 1% below units on floors 1–5 ($1,353 psf).
Price trend average PSF by year
2021
$1,038
2022
$1,083
+4.3%
2023
$1,319
+21.8%
2024
$1,370
+3.9%
2025
$1,452
+6%
2026
$1,529
+5.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $4.40 | 3.5% | 6 |
| 3BR | $4,000/mo | $4.21 | 3.4% | 81 |
| 4BR | $4,800/mo | $4.17 | 3.3% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,025,000 | 1,313 | $1,542 | 06-10 |
| Jun 2026 | $1,610,000 | 1,023 | $1,574 | 06-10 |
| Jun 2026 | $1,060,888 | 721 | $1,471 | 01-05 |
| May 2026 | $1,810,000 | 1,141 | $1,586 | 06-10 |
| May 2026 | $1,520,000 | 980 | $1,552 | 06-10 |
| Apr 2026 | $1,920,000 | 1,141 | $1,683 | 06-10 |
| Apr 2026 | $1,538,000 | 1,023 | $1,504 | 06-10 |
| Mar 2026 | $1,500,000 | 1,023 | $1,467 | 01-05 |
| Mar 2026 | $1,380,000 | 980 | $1,409 | 01-05 |
| Mar 2026 | $1,358,000 | 872 | $1,558 | 06-10 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around The Visionaire actually sell for - this project trades at 2.8× the nearest block’s PSF.