Kheng Leong and Low Keng Huat JV to preview Canberra Crescent Residences at prices from $1,880 psf
The 376-unit Canberra Crescent Residences has four 12-storey blocks (Photo: Albert Chua/EdgeProp Singapore)
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In the northern region of Singapore, joint-venture partners Kheng Leong Co and Low Keng Huat will preview the 376-unit Canberra Crescent Residences on July 19.
The private condominium comprises four 12-storey blocks on a 219,985 sq ft, 99-year leasehold site, awarded in a Government Land Sales (GLS) tender in July 2024. The joint venture clinched the site with a bid of $279 million, or $793 per square foot per plot ratio (ppr).
Located off Sembawang Road, Canberra Crescent is part of a more established residential enclave in the north. It is surrounded by greenery and park connectors, including Montreal Green, Lower Seletar Reservoir Park and Yishun Park. Eagles Point Beach is also nearby.
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“It offers a rare balance of mature infrastructure and a peaceful, green setting,” says Wee Teng Yuan, deputy director of Kheng Leong. “It provides residents with a scenic and serene lifestyle that contrasts with the dense urban landscape of other parts of Singapore.”
Residents will benefit from its proximity to Bukit Canberra, an integrated sports and community hub located a seven-minute walk from Sembawang MRT Station. The development features the largest ActiveSG gym, four outdoor swimming pools, 11 badminton courts (two of which can be converted into pickleball courts), and an indoor sports hall. The integrated hub also houses a polyclinic, an 800-seat hawker centre, and the upcoming Sembawang Community Centre.
Canberra Crescent Residences is located near Montreal Green and Bukit Canberra (Source: EdgeProp Landlens)
Revisiting Canberra
This is not Kheng Leong’s first foray into the neighbourhood. In August 2021, it was part of the joint venture with UOL Group and Singapore Land Group that launched The Watergardens at Canberra, a 448-unit development on Canberra Drive. About 60% of the units were sold on launch weekend, and the project was fully sold by March 2023 at an average price of $1,446 psf, based on caveats lodged with URA Realis.
“The success of The Watergardens at Canberra reaffirmed our belief in the strong potential of the Canberra area,” says Wee. “It demonstrated clear demand, particularly among young families and first-time homeowners drawn to the combination of connectivity, greenery and mature amenities.”
Following the launch of The Watergardens, JBE Holdings launched its 219-unit The Commodore in November 2021. About 74% of its units were sold on launch weekend, and the project was fully taken up by June 2023.
First new launch in the area in four years
Canberra Crescent Residences will be the first new private condo launch in the neighbourhood in nearly four years, notes Mark Yip, CEO of Huttons Asia.
It is also the first private residential launch in the north since the 348-unit Norwood Grand in Woodlands was launched in November 2024.
Yip expects demand for Canberra Crescent Residences to be largely local, with most buyers from the northern region, including Sembawang, Yishun and Woodlands. According to Huttons data, over 7,000 HDB flats in these areas have reached their five-year minimum occupation period (MOP) over the past two years, creating a sizable pool of potential upgraders.
The Canberra estate three years ago. Huttons data analytics shows that over 7,000 flats in the northern region -- Sembawang, Yishun and Woodlands -- have reached their five-year minimum occupation period (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Growth and connectivity
The site is also located within a broader growth region. Nearby, the Sembawang Shipyard is earmarked for redevelopment under URA’s Master Plan, with plans to transform it into a mixed-use waterfront lifestyle district featuring new housing, public spaces, and repurposed shipyard buildings.
Connectivity will be enhanced with the upcoming North-South Corridor, which will significantly reduce travel time to the city. In the longer term, the future Seletar MRT Line — planned to run from Woodlands in the north to the Greater Southern Waterfront — may include a station at Sembawang, adds Yip.
“Canberra is regarded as a new estate with modern amenities that will attract young families and HDB upgraders,” says Marcus Chu, CEO of ERA Singapore.
“With just 2,200 non-landed private homes in Sembawang — one of the lowest among planning areas — there is likely to be some pent-up demand,” adds Chu.
He points out that the land price of $793 psf ppr for the Canberra Crescent Residences site is only marginally higher than the cost of executive condominium (EC) sites today. For instance, Sim Lian Group paid $465 million for a 241,982 sq ft EC site at Tampines Street 95 in October 2024. The price translates to $768 psf ppr and sets a new record land rate for ECs.
“There is therefore more room for the developer to price the project [Canberra Crescent Residences] competitively,” says Chu.
The Canberra MRT Station is a 12-minute walk from Canberra Crescent Residences (Photo: Samuel Isaac Chua/EdgeProp Singapore)
‘Competitively priced’
Canberra Crescent Residences offers a mix of one- to four-bedroom units. There are only three one-bedroom units (409 sq ft) and they are located on the first level of the three blocks. Prices start from $880,000 ($2,152 psf). In total, one- and two-bedroom units make up 94 units (25%) of the project. Two-bedroom compact units (570 sq ft) account for 23 units, while two-bedroom premium units (667 sq ft) make up 68 units. Prices for the two-bedroom units start from $1.11 million ($1,950 psf).
Showflat of a 667 sq ft two-bedroom premium unit (All photos by Albert Chua/EdgeProp Singapore)
The two-bedroom premium has a dumbbell layout, with a bedroom and en suite bathroom flanking the living and dining room
The kitchen of the two-bedroom premium is fully fitted with Smeg kitchen appliances
Three-bedroom units (797 to 883 sq ft) comprise 141 units, while an additional 57 are three-bedroom premium units (990 sq ft). Altogether, three-bedroom types make up 198 units (52.7%), with prices from $1.53 million ($1,920 psf).
Four-bedroom units comprise 84 units (22.3%) of the development. These include 36 compact units (1,163 sq ft), 36 standard units (1,216 sq ft), and 12 premium units (1,324 sq ft), with prices starting from $2.2 million ($1,880 psf).
Showflat of a 990 sq ft three-bedroom premium unit
Dining area and dry kitchen of the three-bedder
Study area is accessible from both the corridor and the wet kitchen
Based on URA Realis data from January to July 8, 2025, average sub-sale prices at The Commodore and The Watergardens at Canberra were $1,822 psf and $1,750 psf, respectively. The starting prices at Canberra Crescent Residences — from $1,880 psf — are only marginally higher.
“The pricing reflects higher construction costs and the impact of harmonisation of gross floor area (GFA) definitions, which this project is subject to,” notes Kelvin Fong, CEO of PropNex. He anticipates “healthy demand” from mass-market buyers.
Located about 12 minutes from Canberra MRT Station, the project is also near Sun Plaza, Canberra Plaza, and several schools. “There may be some pent-up demand, considering that the last two launches in the area — The Commodore and The Watergardens — were fully sold in 2023,” adds Fong.
Showflat of a 1,216 sq ft four-bedroom premium unit
Wet kitchen of the four-bedroom premium
Highest number of previews since last November
The project is among several slated to preview in July, following the launches of W Residences Marina View and LyndenWoods earlier this month. Including Canberra Crescent Residences, a total of eight projects are expected to preview this month — the highest since November 2024 — says ERA’s Chu.
Other upcoming previews include the 600-unit Otto Place executive condo in Tengah, the 348-unit The Robertson Opus, the 301-unit UpperHouse at Orchard Boulevard, the 596-unit Promenade Peak, and the 524-unit River Green.
“With the Lunar Seventh Month running from Aug 23 to Sept 21, developers are keen to launch projects ahead of the traditional lull,” says Huttons’ Yip. “They’re also racing to meet ABSD [additional buyer’s stamp duty] deadlines and are competing for first-mover advantage.”
‘Opportunities in emerging estates’
Despite the uncertain global outlook, prices in the suburbs or Outside Central Region (OCR) have continued to rise in recent years, says Kheng Leong’s Wee, with new benchmark prices achieved in areas like Tampines, Woodlands and Jurong.
“Buyers are seeking opportunities in emerging estates, supported by the government’s decentralisation strategy,” he adds.
“For Canberra Crescent Residences, we hope to tap into the ongoing transformation of the North — from greater accessibility to Johor via the RTS Link, to the Sembawang Shipyard redevelopment and future Seletar MRT Line,” says Wee.
Check out the latest listings for Canberra Crescent Residences, Sembawang properties
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