Canberra Crescent Residences Pricing Breakdown: A Price Comparison With Nearby Condos

Canberra Crescent Residences presents some challenges when it comes to a pricing review. At Stacked, our goal is always to provide a clear sense of fair value, but this project brings a few unique considerations to the table.

For one, it is surrounded by several Executive Condominiums (ECs) that were launched at subsidised prices. As points of comparison, these are often misleading due to the inherent discount ECs receive at launch. In this pricing review, we will unpack these nuances and provide a clearer picture of where Canberra Crescent Residences stands in the broader market context.

Canberra Crescent Residences indicative launch prices

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
1-Bedroom
1 Bedroom	409	$880,000	$2,152
2-Bedrooms
2 Bedroom Compact	570	$1,110,000	$1,950
2 Bedroom Premium	667
3-Bedrooms
3 Bedroom Compact	797 – 883	$1,530,000	$1,920
3 Bedroom Premium	990
4-Bedrooms
4 Bedroom Compact	1163 – 1173	$2,200,000	$1,880
4 Bedroom Standard	1216
4 Bedroom Premium	1324

Note that Canberra Crescent Residences is a post-GFA-harmonisation project, so the square footage excludes elements like air-con ledges. A notable detail is that three-bedder compact units can go for under $1.6 million, which is a good price point for HDB upgraders (But for reference, a 4-room flat is around 960 sq ft, so the three-bedder compact is smaller).

Overall performance in the district

The following shows the price movement of private non-landed homes in District 27, where Canberra is located, over a 10-year period. This involves all transaction types (new, sub sale, and resale).

All tenures

Year	D27	All non-landed private properties
2014	$839	$1,289
2015	$1,042	$1,180
2016	$899	$1,232
2017	$886	$1,304
2018	$893	$1,435
2019	$955	$1,560
2020	$1,007	$1,513
2021	$1,185	$1,600
2022	$1,220	$1,712
2023	$1,263	$1,869
2024	$1,291	$1,886
Annualised	4.40%	3.88%

99-year leasehold properties

Year	D27	All non-landed private properties
2014	$839	$1,195
2015	$1,045	$1,104
2016	$901	$1,166
2017	$888	$1,230
2018	$896	$1,359
2019	$962	$1,474
2020	$1,012	$1,453
2021	$1,191	$1,517
2022	$1,222	$1,595
2023	$1,266	$1,783
2024	$1,293	$1,854
Annualised	4.41%	4.49%

999-year/freehold properties

Year	D27	All non-landed private properties
2014	$825	$1,505
2015	$755	$1,438
2016	$753	$1,470
2017	$760	$1,501
2018	$825	$1,617
2019	$778	$1,797
2020	$856	$1,688
2021	$930	$1,812
2022	$1,047	$1,995
2023	$1,077	$2,111
2024	$1,182	$2,003
Annualised	3.66%	2.90%

In general, we can see that non-landed private properties in D27 have outperformed the overall market over the past 10 years. This is partly due to areas like Sembawang being less mature and starting at lower prices, which allows for more price growth.

When we break it down by tenure, the 99-year leasehold segment almost exactly matches the nationwide average (4.41 per cent versus 4.49 per cent).

In contrast, the 999-year and freehold segment in D27 performed better than the national average (2.9 per cent versus 3.66 per cent), but such properties are less common in these fringe regions. 

Next, we’ll compare performance across different regions, the CCR, RCR, and OCR 

D27 performance across different regions, the CCR, RCR, and OCR 

All tenures

Year	D27	CCR	RCR	OCR
2014	$839	$1,971	$1,408	$1,062
2015	$1,042	$1,846	$1,383	$1,010
2016	$899	$1,968	$1,390	$1,008
2017	$886	$1,940	$1,464	$1,053
2018	$893	$2,161	$1,594	$1,139
2019	$955	$2,294	$1,726	$1,225
2020	$1,007	$2,181	$1,681	$1,229
2021	$1,185	$2,318	$1,808	$1,252
2022	$1,220	$2,451	$1,893	$1,381
2023	$1,263	$2,512	$2,102	$1,518
2024	$1,291	$2,330	$2,159	$1,653
Annualised	4.40%	1.69%	4.37%	4.53%

99-year leasehold properties

Year	D27	CCR	RCR	OCR
2014	$839	$2,073	$1,453	$1,025
2015	$1,045	$1,857	$1,417	$993
2016	$901	$2,106	$1,420	$999
2017	$888	$1,984	$1,509	$1,050
2018	$896	$2,153	$1,636	$1,139
2019	$962	$2,319	$1,739	$1,225
2020	$1,012	$2,226	$1,714	$1,222
2021	$1,191	$2,327	$1,873	$1,228
2022	$1,222	$2,311	$1,970	$1,354
2023	$1,266	$2,316	$2,186	$1,520
2024	$1,293	$2,312	$2,230	$1,661
Annualised	4.41%	1.10%	4.38%	4.95%

999-year/freehold properties

Year	D27	CCR	RCR	OCR
2014	$825	$1,940	$1,415	$1,261
2015	$755	$1,855	$1,320	$1,178
2016	$753	$1,896	$1,339	$1,135
2017	$760	$1,939	$1,404	$1,100
2018	$825	$2,203	$1,526	$1,161
2019	$778	$2,316	$1,715	$1,260
2020	$856	$2,182	$1,640	$1,238
2021	$930	$2,341	$1,690	$1,326
2022	$1,047	$2,551	$1,774	$1,518
2023	$1,077	$2,638	$1,948	$1,514
2024	$1,182	$2,371	$2,044	$1,597
Annualised	3.66%	2.03%	3.74%	2.39%

The OCR, where Canberra Crescent Residences is located, delivered the strongest performance over the past decade (4.53 per cent). This is, once again, due to prices being lowest in the OCR and hence having a higher upside potential. 

Next, we’ll look at the resale projects in the area to see how their prices compare

How Canberra Crescent Residences compare to resale condos around

Project	Completion year	Tenure	No. of units	Unit mix	Avg size	Avg $PSF	Avg price	No. of tnx
Yishun Emerald	2002	99-year	436	2, 3, 4	1269	$1,028	$1,297,050	21
Yishun Sapphire	2001	99-year	380	2, 3, 4	1267	$1,038	$1,314,068	26
Canberra Residences	2013	99-year	320	1, 2, 3, 4	1127	$1,157	$1,290,886	23
The Nautical	2015	99-year	435	1, 2, 3, 4	1095	$1,216	$1,293,475	29
1 Canberra (EC)	2015	99-year	665	3, 4	1119	$1,232	$1,360,439	48
Eight Courtyards	2014	99-year	654	1, 2, 3, 4	1009	$1,281	$1,289,897	40
The Visionaire (EC)	2018	99-year	632	2, 3, 4	1020	$1,392	$1,415,132	130
The Brownstone (EC)	2017	99-year	638	2, 3, 4, 5	985	$1,407	$1,381,732	71
The Watergardens at Canberra	2024	99-year	448	2, 3, 4	753	$1,751	$1,321,127	14
The Commodore	2024	99-year	219	1, 2, 3, 4, 5	870	$1,780	$1,513,413	7
Canberra Crescent Residences						Starting from $1,880

Canberra Crescent Residences is the newest project here, so it’s unsurprising that it’s the highest at  $1,880 per sq ft. This is a significant step up from resale alternatives, many of which hover in the $1,000 to $1,400 per sq ft range.

While most of the older projects offer larger units, often averaging over 1,000 sq ft, do keep in mind that those projects are pre-harmonisation, so their reported square footage is inclusive of things like air-con ledges, strata void space, and other inefficiencies. It also has the side effect of raising their quantum.

By contrast, Canberra Crescent Residences’ smaller unit sizes and high $PSF place its estimated average price at around $1.43 million. If prices increase by 10 per cent over time, that figure could rise to approximately $1.57 million. At this range, only The Commodore, with an average price of $1.51 million, comfortably sits within this bracket. The Visionaire is just shy of it.

It is important to note, however, that ECs like The Visionaire and The Brownstone don’t offer a fair point of comparison. They’re close by, but their resale potential was built on a different entry point.

In short, Canberra Crescent Residences is bound to appear expensive on a $PSF basis, being both newer and next to some subsidised alternatives. But the overall quantum is not wildly out of step with newer resale projects in the area. 

Now let’s break it down by unit type 

D27 resale condos analysis by bedroom types

1-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
THE NAUTICAL	$1,415	$707,472	4
EIGHT COURTYARDS	$1,421	$726,000	3
CANBERRA RESIDENCES	$1,231	$755,000	1
CANBERRA CRESCENT RESIDENCES		Starting from $880,000
THE COMMODORE	$1,934	$895,000	1

Note that there are only three of these one-bedder units in the whole of Canberra Crescent Residences. This is due to Canberra being a predominantly family area on the city fringe, so the developer may be right in guessing that one-bedders won’t see high demand here. 

The one-bedders start from $880,000, which puts them above older resale alternatives like The Nautical ($707,472) and Eight Courtyards ($726,000). Canberra Residences, a 2013 EC project, averaged just $755,000. The only project that comes close is The Commodore, which had a single, one-bedder transaction at $895,000. 

Overall, this is a respectable price point for the newest launch in the area. 

2-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
THE NAUTICAL	$1,235	$995,250	4
YISHUN EMERALD	$1,025	$1,014,333	3
EIGHT COURTYARDS	$1,220	$1,066,000	11
THE VISIONAIRE	$1,504	$1,084,611	6
CANBERRA CRESCENT RESIDENCES		Starting from $1,110,000
CANBERRA RESIDENCES	$1,180	$1,110,321	9
THE BROWNSTONE	$1,455	$1,113,500	6
THE WATERGARDENS AT CANBERRA	$1,747	$1,266,574	12
THE COMMODORE	$1,822	$1,299,722	4

The two-bedroom units at Canberra Crescent Residences start from $1.11 million, which is not too high above resale alternatives like Yishun Emerald ($1.01 million), Eight Courtyards ($1.07 million), and Canberra Residences ($1.11 million). Canberra Crescent Residences is more affordable than The Watergardens at Canberra ($1.27 million) and The Commodore ($1.30 million), which are newer and smaller-scale private condos. 

Notably, resale ECs like The Visionaire and The Brownstone also transacted just above $1.08 million and $1.11 million, respectively. On a quantum basis, Canberra Crescent Residences is consistent with the upper-mid range of what buyers have been willing to pay, within this area. 

3-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
YISHUN SAPPHIRE	$1,038	$1,207,861	8
THE NAUTICAL	$1,198	$1,247,667	15
YISHUN EMERALD	$1,047	$1,270,333	11
1 CANBERRA	$1,241	$1,305,478	44
THE BROWNSTONE	$1,424	$1,342,345	44
THE VISIONAIRE	$1,389	$1,373,174	99
CANBERRA RESIDENCES	$1,134	$1,384,792	12
EIGHT COURTYARDS	$1,284	$1,411,829	24
CANBERRA CRESCENT RESIDENCES		Starting from $1,530,000
THE WATERGARDENS AT CANBERRA	$1,771	$1,648,444	2

Three-bedroom units at Canberra Crescent Residences start from $1.53 million. This is where the pricing begins to separate more clearly from the resale pack. 

Older projects such as Yishun Sapphire and Yishun Emerald average between $1.2 and $1.3 million, while ECs like 1 Canberra, The Brownstone, and The Visionaire are all clustered around $1.3 to $1.37 million. Even Eight Courtyards and Canberra Residences – two of the stronger resale condos – transacted around $1.38 to $1.41 million. Only The Watergardens at Canberra crossed the $1.6 million mark, with an average of $1.65 million. 

Overall, Canberra Crescent Residences’ starting price is on the higher side. It is, in our opinion, fair given that it’s the newest in the area and sets a new benchmark for quality, but buyers will feel the sting of the price difference if they’re also considering resale. 

4-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
YISHUN SAPPHIRE	$1,057	$1,341,278	14
YISHUN EMERALD	$999	$1,460,198	7
THE BROWNSTONE	$1,357	$1,528,539	20
THE VISIONAIRE	$1,376	$1,660,611	25
EIGHT COURTYARDS	$1,382	$1,904,000	2
1 CANBERRA	$1,129	$1,965,000	4
THE NAUTICAL	$1,115	$1,997,481	6
CANBERRA CRESCENT RESIDENCES		Starting from $2,200,000
THE COMMODORE	$1,618	$2,250,000	2
CANBERRA RESIDENCES	$1,149	$2,325,000	1

With a starting price of $2.2 million, Canberra Crescent Residences is positioned above nearly every resale project in the area for four-bedroom units. Older condos like Yishun Sapphire, Yishun Emerald, and The Nautical all fall below the $2 million mark. Even executive condos like The Brownstone and The Visionaire average $1.5 to $1.66 million. Only a few exceptions, such as 1 Canberra ($1.97 million), The Commodore ($2.25 million), and Canberra Residences ($2.33 million), have achieved similar or higher pricing, and most of those involved larger layouts or were exceptional transactions.

Overall, we’d say the pricing for Canberra Crescent Residences is as expected for a new launch in this area in 2025.  While its per sq ft rates are the highest in the area, the quantum for each unit type still aligns with the top end of resale benchmarks, especially for buyers comparing across newer private condos rather than older ECs.

That said, it may come off as steep as a matter of perception; at least to buyers focusing on $PSF, or ignoring the differences in interiors and build quality.

D27 resale condo size analysis

As mentioned earlier, Canberra Crescent Residences is a post-GFA harmonisation project, which means its unit sizes exclude certain areas like air-con ledges and planter boxes. In contrast, surrounding resale condos are pre-harmonisation, so their listed sizes appear larger on paper.

For the one- to three-bedroom units, Canberra Crescent Residences has the smallest minimum sizes compared to other projects in the area. Its one-bedders (of which there are only three such units)  start from 409 sq ft, while most resale projects start above 450 sq ft. Two-bedders here begin at 570 sq ft, compared to 700 to 950 sq ft in older condos. Even its smallest three-bedder is 797 sq ft, while others start from over 800 sq ft and often exceed 1,000 sq ft.

For four-bedroom units, Canberra Crescent Residences is on the smaller side but not the smallest. Its four-bedders start from 1,163 sq ft, which is larger than some ECs like The Brownstone (1,055 sq ft), but smaller than legacy condos like Canberra Residences (1,701 sq ft) or The Nautical (1,572 sq ft).

Next, we want to understand how the market views prices of new condos in this area. For that, we turn to two of the most recently-built condos in the area.

Comparing The Commodore and The Watergardens at Canberra

Seeing that The Commodore and The Watergardens at Canberra are the newest resale projects in the area, it is likely that buyers will weigh them directly against Canberra Crescent Residences. Let’s examine these projects further:

The Commodore’s profitability

Description	1BR	2BR	4BR	Entire Project
Average gains	$168,000	$187,722	$341,000	$228,698
Average purchase price	$727,000	$1,112,000	$1,909,000	$1,284,714
ROI	23.1%	16.8%	17.7%	18.0%
No. of tnx	1	4	2	7
Average holding period (years)	3.21	3.35	3.16	3.28

As a newly completed project, The Commodore has limited resale data for now, but early signs are positive. 

To date, all recorded transactions have been profitable.

Across the entire project, the average gain stands at $228,698, with an average ROI of 18 per cent and a holding period of just over three years. 

One-bedroom units showed the highest ROI at 23.1 per cent, but this is based on only one transaction. 

Two- and four-bedroom units saw gains of 16.8 per cent and 17.7 per cent respectively, with resale prices averaging well above their initial launch levels. 

The Watergardens at Canberra’s profitability

Description	2BR	3BR	4BR	Entire Project
Average gains	$186,324	$289,944	$86,000	$193,452
Average purchase price	$1,080,250	$1,358,500	$1,868,000	$1,169,867
ROI	17.1%	21.3%	4.6%	16.8%
No. of tnx	12	2	1	15
Average holding period (years)	3.31	3.70	1.12	3.22

As with The Commodore, The Watergardens at Canberra is still a relatively new project, so there are only a limited number of resale transactions available. That said, all recorded sales to date have been profitable. 

The average gain across the project stands at $193,452, with an average ROI of 16.8 per cent over a holding period of around 3.2 years. Among the different unit types, the three-bedroom units recorded the highest ROI at 21.3 per cent, while the four-bedroom unit saw the lowest return at just 4.6 per cent. However, it is worth noting that the four-bedder was held for just over a year, which may explain the smaller gain. 

With only two transactions for three-bedders and one for four-bedders, the sample size is too small to draw firm conclusions, but overall, early resale activity suggests that The Watergardens at Canberra has held up well in the current market.

Overall though, the solid performance of both these projects sets a good precedent for Canberra Crescent Residences. 

Next, let’s compare the floor plans of these projects with Canberra Crescent Residences

Floor plans comparison with Canberra Crescent Residences

One-bedroom units

The one-bedroom units at both Canberra Crescent Residences and The Commodore come in just one layout each. 

While the unit at Canberra Crescent Residences is smaller at 409 sq ft compared to The Commodore’s 463 sq ft, it is a post-GFA harmonisation layout. This means the difference in usable interior space may not be as different as it appears. 

In terms of layout, both units are quite similar; they each have open kitchens, compact designs, and a Jack and Jill bathroom for added convenience. However, a key difference is that the unit at Canberra Crescent Residences is more space-efficient, as it skips out on the balcony. 

Conversely, the Commodore’s layout integrates the dining table as an extension of the kitchen counter, which is also more efficient.

Pricing is fairly close, with Canberra Crescent Residences starting from $880,000, and a third-floor one-bedder at The Commodore transacting at $895,000 in February 2025. 

The two layouts are comparable in efficiency and practicality. But there are only three one-bedroom units in Canberra Crescent Residences, so availability is very limited.

Two-bedrooms

There is a range of two-bedroom layouts to compare, but here we focus on their smallest available options. 

At Canberra Crescent Residences, the two-bedder starts from 570 sq ft with an indicative price of $1,110,000. The Commodore’s comparable unit is 624 sq ft, and a fourth-floor unit was recently sold at $1,130,000 in June 2025. 

Although The Commodore is larger, the size difference may be less noticeable due to GFA harmonisation at Canberra Crescent Residences. Both layouts are two-bedroom, one-bathroom units with a dumbbell configuration, which improves privacy and space efficiency. A key difference lies in the bathroom access: Canberra Crescent Residences features a Jack and Jill setup, while The Commodore has a single-entry bath. 

The kitchens also differ—Canberra Crescent’s is open and compact, while The Commodore’s kitchen is tucked into a corner and can potentially be enclosed, a useful feature for those who cook frequently.

Both layouts include segregated living and dining areas and a balcony, but Canberra Crescent Residences adds a small nook across from the kitchen that could be used as a study. With prices being relatively close, the decision may come down to individual preferences, such as whether one values a Jack and Jill bathroom or an enclosable kitchen.

As for The Watergardens at Canberra, its smallest two-bedder comes in at 646 sq ft, with a third-floor unit transacting for $1,100,000 in July 2025; almost identical in price to Canberra Crescent Residences. 

Watergardens uses a two-bedroom, one-bathroom layout with a dumbbell configuration. The kitchen here is also tucked into a corner and can be enclosed, whereas Canberra Crescent Residences opts for an open concept. Generally, an edge for Watergardens, as the trend today seems to be going back to enclosable kitchens. 

Both projects offer bathrooms with dual access, and their living and dining areas are clearly separated, with balconies fronting the living space. It comes down to two things: Watergardens’ slightly larger size and the option to enclose the kitchen, versus Canberra Crescent Residences’ newer finishes and unique features like the study nook.

Three-bedroom units

The three-bedroom units at Canberra Crescent Residences start from 797 sq ft, with prices beginning at $1,530,000. In comparison, The Commodore’s smallest three-bedder is 969 sq ft, with a third-floor unit transacting at $1,770,000 in May 2025. 

Even after accounting for GFA harmonisation, the unit at Canberra Crescent Residences is significantly smaller. However, it uses space effectively. The layout follows a dumbbell configuration, while The Commodore uses a more conventional corridor layout. A standout feature in Canberra Crescent Residences is the Jack and Jill common bathroom, which effectively creates two ensuite bedrooms. In contrast, The Commodore only has one ensuite in the Master. 

The kitchen in Canberra Crescent Residences is open by default, making the dining area feel more spacious, though its position allows for potential enclosure. The Commodore’s kitchen is fully enclosed. 

Another key difference is the entrance: The Commodore has a small foyer that adds privacy, whereas the main door at Canberra Crescent Residences opens directly into the living area. With a $240,000 price difference between the two, Canberra Crescent Residences offers a more affordable option, with comparable layout functionality.

As for The Watergardens at Canberra, its smallest three-bedder is 904 sq ft, with a fourth-floor unit transacted at $1,618,000 in April 2025. Like The Commodore, it has a conventional layout, with a larger enclosed kitchen and no foyer. 

Its living and dining areas are more compact compared to The Commodore, but overall, the configuration is similar. Compared to this, Canberra Crescent Residences still comes in $88,000 cheaper. While Canberra Crescent has a smaller footprint, its efficient dumbbell layout, dual-ensuite configuration, and open-plan design offer a stronger alternative in our opinion. 

Four-bedroom units

The four-bedroom units at Canberra Crescent Residences start from 1,163 sq ft, with indicative prices beginning at $2,200,000. Its closest equivalent in The Commodore is a 1,184 sq ft unit, where the last new unit sold for $1,818,000 in April 2023. 

The only sub sale transaction for a four-bedder at The Commodore was a larger 1,356 sq ft unit that sold for $2,050,000 in December 2024. It’s about $150,000 less than the starting price at Canberra Crescent Residences. 

In terms of layout, there are a few key differences. The unit at Canberra Crescent Residences includes a study, making it a 4-bedroom + Study, while The Commodore’s unit is a standard four-bedder. Canberra Crescent Residences features a dry and wet kitchen setup, along with a yard, WC, and home shelter. 

The Commodore has a fully enclosed kitchen with a separate yard and WC, but no dry kitchen. The common bathroom at Canberra Crescent Residences is a Jack and Jill, creating two ensuite-style bedrooms. At The Commodore, only the master bedroom is ensuite, but it comes with a walk-in wardrobe, which Canberra Crescent Residences lacks. 

Another difference is the balcony: Canberra Crescent Residences has a longer balcony that stretches from the living room to the study, while The Commodore’s balcony is smaller and limited to the living area. While Canberra Crescent Residences offers newer fittings and smart features like dual-ensuite functionality and a dry kitchen, the fact that a larger unit at The Commodore recently sold for less may give buyers pause. For those who prioritise space over newer specifications, The Commodore could appear more attractive.

At The Watergardens at Canberra, the smallest four-bedroom unit is 1,302 sq ft, with a third-floor unit transacting at $2,330,000 in February 2025. This is around $130,000 more than the starting price at Canberra Crescent Residences, but the unit is also significantly larger. 

Canberra Crescent Residences is again a 4-bedroom + Study layout, while The Watergardens’ unit is a conventional four-bedder. The Watergardens has a clear edge in bathroom count, with three bathrooms and all four bedrooms being en-suites. In contrast, Canberra Crescent Residences has just two bathrooms, with two of the rooms functioning as an ensuite through a Jack and Jill setup.

 Both units come with a home shelter and a yard with WC, but The Watergardens adds a store area within the kitchen. Otherwise, the layouts are fairly similar; both offer dry and wet kitchens and balconies that extend from the living room to the adjacent room. 

While The Watergardens provides more space and ensuite comfort, the lower entry price at Canberra Crescent Residences may appeal to buyers who prize cost efficiency. 

Next, let’s benchmark Canberra Crescent Residences against other new launches

How Canberra Crescent Residences compare against other new launches

Project	Tenure	District	Average $PSF for new sale transactions	Average developer’s profit margin (based on average $PSF)	Average quantum
Canberra Crescent Residences			Starting from $1,880
Lentor Central Residences	99-year	26	$2,222	23.93%	$1,963,121
Parktown Residence	99-year	18	$2,370	42.69%	$1,967,065
Lyndenwoods	99-year	5	$2,459	–	$2,231,703
Bloomsbury Residences	99-year	5	$2,488	19.85%	$1,823,520
ELTA	99-year	5	$2,546	18.09%	$2,071,392
The Orie	99-year	12	$2,731	18.48%	$2,398,830
One Marina Gardens	99-year	1	$2,952	25.03%	$1,918,130
Aurea	99-year	7	$2,991	–	$3,554,078
Arina East Residences	Freehold	15	$2,999	26.97%	$2,546,843
Meyer Blue	Freehold	15	$3,230	18.66%	$3,367,447
W Residences Marina View	99-year	1	$3,344	–	$3,417,500

When benchmarked against other 2025 new launches across various districts, Canberra Crescent Residences stands out as one of the more affordable options. This is due to the nature of D27 itself, and the Canberra area being less mature. 

The indicative starting price of $1,880 per sq ft puts Canberra Crescent Residences below the average new sale prices in most districts. For instance, projects in District 26 like Lentor Central Residences are averaging $2,222 per sq ft, while District 18’s Parktown Residence is at $2,370 per sq ft. Even new launches in the traditionally more affordable OCR have seen prices cross the $2,200 to $2,400 per sq ft range.

Canberra Crescent Residences also comes in at a lower quantum compared to many of its peers. Projects like ELTA and The Orie have average unit prices of around $2 million or higher, while Aurea and Meyer Blue are priced well beyond $3 million due to their larger unit sizes and prime locations. In contrast, Canberra Crescent Residences starts from around $1.43 million to $2.2 million, depending on unit type, making it more accessible to upgraders and first-time private buyers.

From a developer margin standpoint, projects like Parktown Residence (42.69 per cent *although this may not be entirely accurate given it’s an integrated project) and Arina East Residences (26.97 per cent) are pushing higher margins, while launches like Bloomsbury Residences and ELTA are in the 18 to 20 per cent range. While Canberra Crescent Residences’ margin is not listed here, the lower entry price could indicate tighter margins or a more value-driven pricing strategy.

Overall, Canberra Crescent Residences positions itself as a more attainable option among new launches. While it may not offer the central location or high-end branding of city-fringe launches, it does have the build quality to match; and it is in a still-developing area with more long-term upside potential. 

Why Canberra Crescent Residences could look attractive in today’s new launch context

At an indicative starting price of $1,880 per sq ft, Canberra Crescent Residences currently holds the lowest entry $PSF among the active new launches on the market. This is attractive when you consider that many OCR launches have already breached the $2,200 to $2,400 per sq ft range.

In terms of developer margins, most current launches show healthy profit buffers. Based on publicly available caveats and land price estimates, developer profit margins range from 18 to 43 per cent, with an average of around 24 per cent. 

This supports the notion that some newer launches still have room to moderate prices or offer incentives, but also shows how tight margins may be for more affordable projects like Canberra Crescent Residences.

Looking at absolute quantum, Canberra Crescent Residences becomes even more appealing. Here’s a comparison of minimum asking prices for one- to four-bedroom units across selected launches:

Project	1-bedroom	2-bedroom	3-bedroom	4-bedroom
8@BT	$1,495,000	$1,920,000	$2,828,000	$3,622,000
Aurea		$1,765,000	$2,632,000	$4,080,510
Bagnall Haus	$1,339,000	$1,901,000
Bloomsbury Residences		$1,633,000	$2,173,000	$2,866,000
Chuan Park		$1,945,300	$2,467,300	$3,363,800
ELTA	$1,384,000	$2,237,000	$2,600,000	$3,098,000
Emerald of Katong	$1,433,000
Meyer Blue			$3,001,000	$4,584,000
Nava Grove		$1,932,600	$2,547,600	$3,218,300
Norwood Grand				$2,616,000
Parktown Residence			$2,542,000	$2,955,000
The Collective at One Sophia	$1,223,000	$1,809,000	$2,874,000
The Orie	$1,467,000		$2,976,000	$3,405,000
Union Square Residences	$1,422,000	$2,023,000	$2,820,000	$4,620,000

Canberra Crescent Residences’ starting prices are lower across the board (for one, two, three, and four-bedders). These entry points are increasingly rare in the current market, particularly for buyers who still want quality finishes, proximity to MRT stations, and efficient layouts.

We’re currently seeing $1.8 million as a manageable price point for many HDB upgraders. We can see that in many of the new launches today, this would confine HDB upgraders to two-bedder units, but a three-bedder is still possible at Canberra Crescent Residences. 

This makes Canberra Crescent Residences an appealing choice for upgraders and first-time condo buyers: It may not have the same branding or central location as some recent new launches, but it offers a more accessible route into private property.

Canberra Crescent Residences exit strategy

Given its OCR location and relatively affordable entry price, Canberra Crescent Residences is likely to appeal to HDB upgraders in the northern parts of Singapore. This segment has historically made up a significant portion of the buyer pool in D27, and the project’s pricing is clearly aimed at their affordability range.

Year	HDB	Unknown	Private	% HDB Upgraders	% of existing private property owners
2020	599	100	209	66%	23%
2021	959	220	529	56%	31%
2022	700	73	394	60%	34%
2023	588	29	423	57%	41%
2024	589	36	443	55%	41%

As mentioned, HDB upgraders account for 55 to 66 per cent of transactions between 2020 and 2024. While they have declined slightly in recent years, they still represent the largest single group. Here’s a look at the price ranges they tend to buy into:

Price range	No. of transactions (done between 2024 to June 2025)
Under $1M	77
$1M – $1.5M	521
$1.6M – $2M	122
$2.1M – $2.5M	18
$2.6M and above	12

The majority of HDB upgraders in District 27 purchased private homes priced between $1 million and $1.5 million, accounting for 521 transactions. Another 122 transactions took place in the $1.6 million to $2 million range. Only a small number ventured beyond the $2 million mark.

This data suggests that the sweet spot for HDB upgraders remains between $1 million and $1.5 million, which aligns well with the pricing for Canberra Crescent Residences. The project’s starting prices of $1.11 million for a two-bedder and $1.53 million for a three-bedder place it within the upgrader-friendly price band. But four-bedroom units, starting from $2.2 million, may be out of reach for some upgraders. 

Meanwhile, the share of existing private property owners entering the district has grown, from 23 per cent in 2020 to 41 per cent in 2024. D27 appears to be increasingly attractive even for those moving from private properties.

This bodes well for resale prospects here. With a growing population of HDB upgraders in the north and a widening base of private owners considering D27, Canberra Crescent Residences could enjoy a healthy resale market in the years to come, particularly for unit types like the three-bedroom compact and four-bedroom layouts, as the sizes appeal to family buyers (i.e., most HDB upgraders). 

Buyers who enter at today’s pricing do have significant upside potential, as the OCR continues to climb. While Canberra Crescent Residences won’t see speculative-level profits, it has the fundamentals for a steady exit, especially if held over a typical eight to 10-year horizon. 

Supply and demand factors impacting the exit strategy

Bedrooms	CCR	RCR	OCR
1BR	18%	17%	9%
2BR	28%	30%	24%
3BR	36%	43%	52%
4BR	17%	9%	13%
5BR	1%	1%	2%

Next, this is what it looks like across D27:

No. of bedrooms	1BR	2BR	3BR	4BR
Unit supply in D27	897	4,960	9,190	6,415
Unit supply in the area (includes only resale projects that we were looking at at the beginning of the article)	338	2,324	2,075	377
Percentage	38%	47%	23%	6%

Across Singapore, three-bedroom units dominate private residential supply in all regions, with the highest concentration found in the OCR, where they make up 52 per cent of the market. Two-bedroom units are the next most common, followed by four- and one-bedroom units. Notably, the OCR has the lowest proportion of one- and two-bedroom units compared to the CCR and RCR.

In District 27, the supply mix is slightly different. While three-bedroom units still lead, the proportion of four-bedroom units is higher than in most OCR districts, accounting for 30 per cent of D27’s total stock. Two-bedders make up 27 per cent, and one-bedders remain scarce, at just five per cent of the total supply. This makes smaller units relatively rare across the district.

Zooming into the immediate vicinity of Canberra Crescent Residences, two-bedroom units make up the largest share of the local supply at 47 per cent, followed by one-bedders at 38 per cent. Three-bedroom units account for just 23 per cent, and four-bedders are the least common at only six per cent.

Let’s look at how well Canberra Crescent Residences’ unit mix aligns:

Unit type	Estimated size	Number of units	Unit breakdown
1 Bedroom	409	3	0.80%
2 Bedroom Compact	570	23	24.20%
2 Bedroom Premium	667	68
3 Bedroom Compact	797 – 883	141	52.66%
3 Bedroom Premium	990	57
4 Bedroom Compact	1163 – 1173	36	22.34%
4 Bedroom Standard	1216	12
4 Bedroom Premium	1324	36

Canberra Crescent Residences features a unit mix that is heavily weighted toward three-bedroom units, which make up over half of the development at 52.66 per cent. 

This is followed by four-bedders at around 22.34 per cent, and two-bedroom units making up just under 25 per cent. Only three one-bedroom units are available.

This composition aligns well with the broader supply dynamics in District 27. While three- and four-bedroom units are already the most common across the district, there is actually a shortage of four-bedders in the immediate vicinity of Canberra Crescent Residences; so the inclusion of a sizeable number of four-bedroom units in the project may help meet a gap in local supply.

In the immediate area, two-bedroom units make up 47 per cent of resale stock, making them the most common unit type nearby. However, district-wide, two-bedders are less prevalent than three- and four-bedders. Canberra Crescent Residences offers a fairly new and differentiated product though, with its post-GFA layouts and options like Jack and Jill bathrooms, non-PPVC versatility, etc. So it is prepared for local competition. 

Now that we understand the unit distribution, the next step is to assess how profitable these unit types have been in the area. 

We’ll do this by looking at resale transactions only, thus removing the distortion of developer discounts. 

Year	1-bedroom average $PSF	2-bedroom average $PSF	3-bedroom average $PSF	4-bedroom average $PSF
2014	$1,227	$997	$806	$808
2015	$1,415	$1,184	$959	$834
2016	$1,129	$1,015	$865	$842
2017	$1,184	$1,027	$855	$847
2018	$1,176	$927	$874	$864
2019	$1,189	$1,022	$911	$887
2020	$1,098	$978	$1,019	$949
2021	$1,352	$1,312	$1,117	$1,108
2022	$1,351	$1,205	$1,207	$1,265
2023	$1,430	$1,276	$1,255	$1,273
2024	$1,509	$1,273	$1,287	$1,274
Annualised	2.09%	2.47%	4.80%	4.65%

Over the last 10 years in D27, the 3-bedders saw the highest annualised growth rates, followed by the 4-bedders.

The 1 and 2-bedders saw considerably lower growth rates during the same period.

We’ll now look at the profitability of the various unit types

The following only includes transactions done from 2024 to June 2025

1-bedroom units

	Gains
Project	Average price	Average gains	Average ROI	No. of transactions
THE NAUTICAL	$718,629	$124,000	21.16%	3
EIGHT COURTYARDS	$739,000	$146,500	24.79%	2
CANBERRA RESIDENCES	$755,000	$72,000	10.54%	1
THE COMMODORE	$895,000	$168,000	23.11%	1
Average/total	$776,907	$127,625	19.90%	7

1-bedders in Canberra Crescent Residences start from $880,000 which is higher than most projects nearby, with the exception of The Commodore.

Considering the short holding period for The Commodore, which is a relatively young development, its positive ROI is a good sign.

But it’s also important to note that there was only one unit sold so far. Regardless, all the other 1-bedders here are relatively much older as compared to Canberra Crescent Residences.

2-bedroom units

	Gains
Project	Average price	Average gains	Average ROI	No. of transactions
THE NAUTICAL	$969,667	$179,667	22.76%	3
YISHUN EMERALD	$985,000	$170,000	20.86%	1
EIGHT COURTYARDS	$1,060,000	$227,400	27.67%	5
THE VISIONAIRE (EC)	$1,084,611	$436,527	67.94%	6
THE BROWNSTONE (EC)	$1,113,500	$455,050	69.30%	6
CANBERRA RESIDENCES	$1,154,333	$268,833	31.01%	6
THE WATERGARDENS AT CANBERRA	$1,266,574	$186,324	17.06%	12
THE COMMODORE	$1,299,722	$187,722	16.79%	4
Average/total	$1,116,676	$263,940	34.17%	43

Two-bedroom units at Canberra Crescent Residences start from $1,110,000, placing them in the mid-range compared to nearby resale projects. 

This price point is lower than the average resale prices of newer projects like The Watergardens at Canberra ($1.27 million) and The Commodore ($1.3 million). While Canberra Crescent’s unit sizes are slightly smaller, its layouts are efficient and include features like Jack and Jill bathrooms and designated study nooks that boost functionality.

Across the area, two-bedroom units (excluding ECs) achieved average ROIs between 17 and 31 per cent, with a non-EC average of roughly 24 per cent. Notably, ECs like The Visionaire and The Brownstone skew the overall average ROI to 34.17 per cent, due to their subsidised launch prices. Even without these though, the performance of two-bedders in the private resale market appears healthy.

3-bedroom units

	Gains
Project	Average price	Average gains	Average ROI	No. of transactions
YISHUN SAPPHIRE	$1,010,000	$271,112	36.69%	1
THE NAUTICAL	$1,233,700	$253,900	26.21%	10
YISHUN EMERALD	$1,282,481	$405,667	46.38%	6
1 CANBERRA (EC)	$1,332,736	$360,020	38.39%	16
THE BROWNSTONE (EC)	$1,342,345	$569,866	74.11%	44
THE VISIONAIRE (EC)	$1,373,174	$560,812	69.83%	99
EIGHT COURTYARDS	$1,433,667	$378,333	36.18%	9
CANBERRA RESIDENCES	$1,477,700	$369,200	33.46%	5
THE WATERGARDENS AT CANBERRA	$1,648,444	$289,944	21.35%	2
Average/total	$1,348,250	$384,317	42.51%	192

Three-bedders at Canberra Crescent Residences start from $1,530,000, which is higher than older resale options but still below The Watergardens at Canberra. Despite its smaller footprint, the layout is space-efficient and offers dual-ensuite functionality in some configurations.

In terms of returns, three-bedroom units (excluding ECs) delivered average ROIs from 21 to 46 per cent, with a non-EC average of around 33.5 per cent. 

This is close to the district-wide trend, where three-bedroom units recorded the highest annualised price growth over the last 10 years at 4.8 per cent. While ECs again boosted the top end of returns, the volume and consistency of resale profits are solid even without them.

4-bedroom units

	Gains
Project	Average price	Average gains	Average ROI	No. of transactions
YISHUN SAPPHIRE	$1,278,888	$408,888	47.00%	1
YISHUN EMERALD	$1,440,000	$480,000	50.00%	1
THE BROWNSTONE (EC)	$1,528,539	$636,714	72.66%	20
THE VISIONAIRE (EC)	$1,660,611	$665,121	67.13%	25
1 CANBERRA (EC)	$1,680,000	$470,000	38.84%	1
EIGHT COURTYARDS	$1,928,000	$508,000	35.77%	1
THE NAUTICAL	$2,058,296	$461,629	29.23%	3
THE COMMODORE	$2,250,000	$341,000	17.70%	2
CANBERRA RESIDENCES	$2,325,000	$605,000	35.17%	1
Average/total	$1,794,370	$508,484	43.72%	55

Four-bedroom units at Canberra Crescent Residences start from $2.2 million, making them pricier than most resale projects in the area, except for some projects like The Commodore. 

Four-bedders saw the highest average ROI of all unit types in resale transactions, even after excluding ECs. Private condos like Yishun Emerald and Eight Courtyards recorded ROIs of 35 to 50 per cent, suggesting solid demand for larger units in D27, especially where functional layouts are paired with reasonable quantum. The ECs once again outperformed, with returns exceeding 67 per cent.

While Canberra Crescent Residences’ unit sizes are more compact, they retain full wet/dry kitchen setups, yards, and smart space planning, which might balance things out; this and the higher-end finishing will be the project’s main justification for the premium. 

Potential future developments that could affect returns at Canberra Crescent Residences

(Note: Three of these plots have been earmarked for educational institutions and are thus excluded from this analysis.) 

Some undeveloped land plots could have an impact on long-term returns here. 

More relevant to potential buyers and investors are the remaining parcels: two are zoned for residential use (highlighted in orange on the planning map), two are reserve sites (in yellow), and one is a white site.

Reserve sites have yet to be assigned a specific use, so we don’t know what will be here in future. The white site, meanwhile, is intended for a mix of uses; from our experience, URA likes to target these areas at a particular theme or mix of uses (e.g., a combination of commercial, recreational, and residential). 

If the sites increase residential supply, they could give future buyers more options, which means future competition. The impact on resale prices would depend on a range of factors: the type and category of these new projects (whether HDB flats, executive condominiums, or private condominiums), their launch pricing relative to Canberra Crescent Residences, and how well they are supported by amenities or mixed-use elements.

For instance, a mixed-use development with retail and residential components could raise the overall attractiveness of the area, indirectly enhancing Canberra Crescent Residences’ appeal (even as it provides some competitive alternatives).

Concluding points about Canberra Crescent Residences prices

At an indicative starting price of $1,880 psf, Canberra Crescent Residences will carry the highest psf in its immediate vicinity. That’s more or less expected for the new launch in the neighbourhood; but what buyers will be eyeing is its overall quantum. The total price remains lower than even some resale projects nearby, such as The Commodore and The Watergardens at Canberra. 

Despite Canberra Crescent Residences’ smaller floor plates, its layouts also improve efficiency, which may suffice to balance out the difference in sheer square footage. When you couple that with the lower overall price, this might be a winning formula. 

That said, the closest resale competitors –  likely The Commodore and The Watergardens at Canberra – are no slouches either. While data is still limited due to their recency, both projects have perfect track records so far (zero losing transactions), with average ROI figures ranging from around 16.8 to 18 per cent. Still, we do think Canberra Crescent Residences has a strong edge on the basis of palatable pricing and newer facilities/layouts. 

Against other new launches currently on the market, Canberra Crescent Residences has the lowest starting psf. This is in addition to having the lowest overall prices. 

We can see D27 continues to attract a high proportion of HDB upgraders, who are usually price-sensitive. Most of these buyers enter the private market at $1 million to $1.5 million, which is well within the range of the two- and three-bedroom units at Canberra Crescent Residences. 

Notably, the area has a lower proportion of three-bedroom units compared to the overall supply in D27; as such, the project’s strong emphasis on three-bedders could help meet this demand.

Looking ahead, several undeveloped plots – including white and reserve sites – could influence future price performance. We can call them known unknowns. We can see they’re coming up – but whether these sites pose competition or improve the area’s overall appeal remains to be seen. 

All considered, Canberra Crescent Residences stands out for two things: setting a new quality benchmark in its neighbourhood, and having a competitive quantum. This is not really a condo for speculators or rent-hunters, but it is a right-priced family project for its area. 

If you’d like to get in touch for a more in-depth consultation, you can do so here.