This New 376-Unit Condo In Sembawang Might Be The Best Pick For Young Families: Here’s Why

Sembawang may not be the first place that comes to mind for condo buyers, but that could change with Canberra Crescent Residences. This upcoming project is set to bring something rare to the quiet Sembawang area: a full-fledged private condominium designed for families, with the area’s characteristic greenery, proximity to Bukit Canberra, and a walking distance to Canberra MRT. So while Sembawang is still in the midst of change, this development is a notable addition to the area’s growing mix of residential options.

Here are the key details:

Overview of Canberra Crescent Residences

Early signs of competitive pricing and affordability 

The tender for Canberra Crescent Residences was awarded in July 2024. At $279 million (or around $793 psf), it was the lowest land price for a 99-year private site since 2020. There were three bids at the time:

Heeton Holdings came in second at $275.09 million, about 1.4 per cent lower than the winning bid. The third bid was far more conservative though, with GuocoLand offering just $228.77 million, roughly 22 per cent lower than the top bid. We’d say it’s a pretty significant gap between the lowest and highest bid, and reflects mixed developer attitudes toward Sembawang. 

Observing the area, we feel buyers may be concerned about the high Executive Condominium (EC) count. You’ll find a good number of ECs within the general area, like Parc Canberra and Provence Residence, as well as The Brownstone and The Visionaire. Since ECs are subsidised and have a lower entry price, they may also have a competitively low resale price, which might provide future competition. 

We also need to consider other fully private condos here, like The Commodore and The Watergardens at Canberra. Their presence is double-edged: while they might be future competition, their past performance inspires confidence: The Commodore’s 219 units launched in late 2021 and were fully sold by mid-2023, while The Watergardens’ 448 units were taken up within about 18 months of its August 2021 launch. Both sales launches proved there’s demand in Sembawang, even if it’s non-mature. 

Taken in context, the play here would be a value-for-money entry point, into an area that (whilst non-mature) provides reasonable public transport access and family-oriented amenities. 

Location & Connectivity

For a so-called “ulu” area, Sembawang is surprisingly well-connected. 

Canberra Crescent Residences is located within walking distance to Canberra MRT station (NSL). Whilst it can be a long ride, this is still a direct line to Orchard, Marina Bay, and the CBD. The station itself is also integrated with Canberra Plaza, where you’ll find a supermarket, food court, and a handful of shops for day-to-day needs.

For families who prefer to drive, it’s a straightforward connection to the SLE, CTE, and the upcoming North-South Corridor: this will cut travel times further when completed. So again, while it is a longer commute to the city core, it isn’t as bad as many folks imagine.

For Primary Schools, Wellington Primary is within one-kilometre (confirmed by the developer), whilst two blocks of Canberra Crescent Residences are within one-kilometre of Sembawang Primary School. We will provide an update on the exact blocks/stacks when we complete the full review. 

On top of that, north-facing units here will overlook Bukit Sembawang Park and the black-and-white heritage bungalows that dot the area. It’s a charming and unexpected view for a suburban project. Two blocks in particular – 55 and 57 –  have greenery views that stretch all the way to the bungalows (they are noted as premium by the developer).

Bukit Canberra is a bit too far to walk (unless you’re okay with around 15 minutes on foot), but it is just a short bus trip away. Besides being a sports hub, it offers a hawker centre, swimming pool, gym, polyclinic, and landscaped walking trails. 

The nearby Jalan Sendudok Park and the Sembawang Park Connector run through to Sembawang Park and even the famed Sembawang Hot Spring, if you feel the need for extravagant ways to half-boil eggs.

As an aside, there is an Ang Mo Supermarket (that’s the name, it’s not European or anything 😛) just across the road, and a 24-hour Sheng Siong that’s a slightly further walk away. There’s also a coffee shop nearby; so there are sufficient amenities for day-to-day use in Canberra Crescent Residences.

The developer has also arranged for complimentary shuttle bus service to Sembawang MRT, Bukit Canberra ActiveSG Sports Hall, Canberra MRT, and Sembawang Shopping Centre (the service to Sembawang Shopping Centre is only on Saturdays.) The actual launch date and duration of the service is still to be determined. Subsequent to the launch, continuation of the service will be up to the management committee. 

Facilities & Site Layout

At first glance, the L-shaped site layout may seem odd; but if you think about it, it has a significant advantage. The row-like placement of the blocks ensures that none of them impede each other’s views: you get four twelve-storey blocks staggered to maximise privacy, and minimise facing each other. 

The north-facing stacks have clear views over Jalan Sendudok Park, Bukit Sembawang Park, and even the black‑and‑white heritage bungalows beyond (blocks 55 and 57 have the best view of this, and are the premium stacks). 

The condo’s facilities are clustered at the far end of the site (the vertical portion of the L), to create a distinct “private club” feel. It’s also accessible by underground pathways from the other blocks, so you don’t need to bake under the sun to get there. But it does mean, however, that the two blocks furthest from the cluster have a slightly longer walk to the amenities. 

The facilities are also a bit different from the norm. Surprisingly, there’s no tennis/pickleball court. Instead, this is replaced with mini-golf. Whilst that’s a little different, we do wonder if a mini-golf facility might be harder to maintain, and if the appeal is just as wide. There’s also a co-working space available, which is something we last saw in Midtown Bay. This might be a forward-thinking idea though, to address remote working needs. 

The other facilities cover the usual: a family pool, spa pool, gym, clubhouse, children’s playgrounds, BBQ and dining pavilions. Some of these are located on the roof, and amusingly, a reading corner is up there too (we do wonder who will brave the baking tropical heat to read a novel up there though.)

One notable amenity, however, is an on-site child care centre. This will be placed on the ground floor, at the block where the entrance roundabout is located. This is a good move, since it means no residences near the roundabout are on the ground floor, where the noise and blocked views will be undesirable. 

There are also side gates that allow quick access to the bus stop, so you don’t necessarily need to leave from the main ingress/egress point. 

It’s not a common site layout, but it works well. 

Unit mix

We’ll provide an updated table of the full unit mix and sizes once the developer makes the information public. However, what we know for now is that Canberra Crescent Residences will consist mainly of three-bedroom units. This should be no surprise, as Canberra is a heartland area that will draw families rather than investors. 

Also note that Canberra Crescent Residences is a post-GFA harmonisation project, so its square footage will not include useless spaces like air-con ledges. 

In our full review, we’ll also be providing a tour of the bedrooms, which includes two-bedders, compact three-bedders, and premium three-bedders that are visible at the showflat. 

One unusual twist, which we haven’t seen elsewhere, is the presence of three single-bedder units. Yes, just three! This is the first time we’ve seen this unusual decision. 

Competitive Landscape

Over the past decade, Canberra has seen the emergence of several ECs and private projects, which gives us plenty of context for how this new development might perform. Let’s take a look at some of the prices nearby:

Parc Canberra (2020) EC

The Visionaire EC

The Brownstone EC

Note that Provence Residence is also an EC, but it was completed in 2021, so it has yet to reach its five-year MOP. 

On the fully private side, we’ve seen Canberra Residences (2013), The Watergardens at Canberra (2021), and The Commodore (2021).

Canberra Residences (2013)

The Watergardens at Canberra (2021)

The Commodore (2021) 

As mentioned before, there are a lot of alternatives nearby, which may be a worry on the pure investment side; but this is frankly more of a family, owner-occupier oriented condo. 

As a matter of opinion though, Canberra Crescent Residences seems to be a more polished product than what we’ve seen here so far; especially with the premium stacks, connected sky gardens, childcare centre, and the more thoughtful site planning. This, coupled with being the newest project in the area, is likely to give it a strong edge over resale counterparts. 

We’ll have a clearer read of this once the developer’s pricing is out. 

Who is This For?

Families looking for own-stay use. We can say that with zero hesitation.

Canberra Crescent Residences is perfect for families who are already familiar with the northern heartlands (i.e., nearby upgraders), or those who don’t mind trading a longer city commute for more space, greenery, and a Primary school within easy reach. 

The skew toward three-bedroom units – plus the inclusion of the child care facility – makes it a natural fit for young couples planning to grow their family, as well as multi-generational households who prefer not to squeeze into a city-fringe shoebox.

In a way, this project sits neatly in the middle of the Canberra area: it’s more polished (in terms of facilities and finishing) than the nearby ECs, but still relatively accessible in price, even though it’s fully private. 

Clearly, this is not the condo for those who prioritise nightlife and being in the heart of town. Similarly, investment-oriented buyers will frown at all the nearby ECs and condos, and decide there’s too much competition. 

But if you value quiet surroundings, greenery, and a long-term home, then Canberra Crescent Residences ticks a lot of boxes. It’s also likely to be one of the more affordable family condos we see in 2025.

Our take:

Canberra Crescent Residences plays to its strengths: greenery, space, good access to public transport (even if it is non-central), and future growth potential. This is coupled with seemingly more upscale facilities and finishing. Of course, buyers will have to weigh the usual trade-offs. This is still Sembawang, and you’ll face a longer commute compared to RCR/CCR options. And as far as future resale gains go, you have a lot of competitively priced options nearby that could limit your upside. 

But overall, Canberra Crescent Residences seems to be one of the stronger offerings in Canberra – and in fact, Sembawang in general. For the upcoming review of Canberra Crescent Residences, or a walkthrough on whether this project belongs on your shortlist, reach out to us at Stacked. 

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