District 27 · Sembawang · OCR
The Watergardens At Canberra
Canberra Drive · Apartment · 99 yrs lease commencing from 2020
Current PSF
$1,720
+29.8% vs district median
Gross yield
3.2%
median rent $3,475/mo
3-year gain
14.1%
Transactions · 5y
526
50 in last 12 months
Nearest MRT
Canberra Mrt Station · 408.418m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+181% 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
100.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Ahmad Ibrahim Primary School 926m · Phase 2C 0.2× · Yishun Primary School 937m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 468m
Food
Yishun Ring Road Blk 104/105 (Chong Pang Market And Food Centre) · 943m
Green
Kemuning Pk · 147m - 6 parks within 1km
Mall
Sembawang Shopping Centre · 416m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.2km
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 $1,452 psf (220 sales). At today’s $1,720 psf, they are up 18% on paper.
Price trend average PSF by year
2021
$1,452
2022
$1,440
-0.8%
2023
$1,499
+4.1%
2024
$1,756
+17.1%
2025
$1,729
-1.5%
2026
$1,711
-1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $4.40 | 3.1% | 48 |
| 3BR | $4,500/mo | $4.29 | 3.0% | 19 |
| 4BR | $5,500/mo | $4.07 | 2.8% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,295,000 | 1,302 | $1,762 | 01-05 |
| Jun 2026 | $1,750,000 | 1,163 | $1,505 | 01-05 |
| Jun 2026 | $1,648,000 | 958 | $1,720 | 01-05 |
| Jun 2026 | $1,300,000 | 721 | $1,803 | 01-05 |
| Jun 2026 | $1,160,000 | 678 | $1,711 | 01-05 |
| May 2026 | $1,693,888 | 1,163 | $1,457 | 01-05 |
| May 2026 | $1,638,888 | 958 | $1,711 | 01-05 |
| May 2026 | $1,300,000 | 753 | $1,725 | 01-05 |
| Apr 2026 | $2,428,000 | 1,302 | $1,864 | 01-05 |
| Mar 2026 | $2,020,000 | 1,109 | $1,822 | 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 Watergardens At Canberra actually sell for - this project trades at 2.1× the nearest block’s PSF.