Canberra Crescent Residences: 92% Sold, With the Largest Homes at the Lowest PSF
Most launches end with the leftovers nobody wanted. Canberra Crescent Residences is ending with a pricing quirk worth understanding: after thirteen months and 347 sales, every 1-bedder, 2-bedder and 3-bedroom compact is gone, and what remains are 29 of the development's largest homes, priced, per square foot, below the smaller units beside them. A 4-bedder here now costs less per foot than a 3-bedroom premium. That is not a discount story or a distress story; it is the ordinary arithmetic of large formats, arriving at the very end of a launch that otherwise validated its record-setting Sembawang pricing emphatically.
Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.
Why This Score
The land came at $793 psf ppr, the lowest OCR non-EC GLS rate since 2020, and the market has since ratified the $1,974 psf launch average with 92 percent take-up. The balance units carry the chart's most interesting numbers: 4-bedders from $1,947 psf, below the remaining 3-bedroom premiums, at $2.30 to $2.69 million. The deductions: that launch average set a new benchmark for Sembawang, the developers' bid was only 1.4 percent above the second bidder so the land edge was thin, and the remaining stock is all large-quantum.
The family checklist is well covered: a short walk to Canberra MRT with Canberra Plaza beside it, Bukit Canberra's 12-hectare sport and community hub with Singapore's largest ActiveSG gym a few steps away, a childcare centre inside the development, Wellington Primary within 1km of all four blocks, and a facilities deck that runs from a 100m Sky Garden to a forest playground. The deductions: Sembawang is a single-line, far-north address, and what is left to buy starts at $1.99 million.
The north story is finally concrete: the RTS Link to Johor Bahru, the 86-hectare Sembawang Shipyard becoming the W.H.A.R.F. waterfront district from 2028, the JS-SEZ expected to create thousands of skilled jobs, and the new Sembawang North HDB town adding amenities around the estate. The deductions: these catalysts pay out over years on government and cross-border timelines, the Seletar MRT line remains conceptual, and Sembawang North's future launches will also be future supply.
A 92 percent absorption in thirteen months is demonstrated demand depth, and private condo stock in Canberra's MRT walkshed is genuinely limited, so resale competition from like-for-like product is thin. Large-format buyers here are overwhelmingly owner-occupiers, which steadies the eventual seller pool. The deductions: exits at $2,000-plus psf need the north's transformation to keep delivering, the 99-year clock runs from November 2024, and future Sembawang North launches will eventually compete for the same upgrader buyer.
What Exactly Is Canberra Crescent Residences?
Canberra Crescent Residences is a 376-unit development at 51 to 57 Canberra Crescent in Sembawang, District 27, by Peak Crescent Pte Ltd, the joint venture of Kheng Leong and Low Keng Huat. Four 12-storey blocks sit over 170,000 sqft of open space, linked at the roof by a 100m Sky Garden with spa pools, yoga decks and a lookout point over the conserved black-and-white bungalows of the old naval estate. Architecture is by P&T Consultants, the practice behind Parktown Residence and Normanton Park, with landscape by Salad Dressing of Jurong Lake Gardens.
The site was bought at the June 2024 GLS tender for $279 million, or $793 psf ppr, the lowest rate for a non-EC OCR site since 2020, though the winning margin over the second bid was a slim 1.4 percent. Launch came on 2 August 2025 at an average of $1,974 psf, with 40 percent sold on the first weekend. Expected vacant possession is 30 April 2030.
What Is Left, and What It Costs
The sales chart tells the story cleanly. Sold out entirely: all 3 one-bedders, all 91 two-bedders, and all 141 three-bedroom compacts. What remains is the top of the size range:
| Type | Size (sqft) | Available | Of Total |
|---|---|---|---|
| 3 Bedroom Premium | 990 | 15 | 57 |
| 4 Bedroom Compact | 1,163 – 1,173 | 2 | 36 |
| 4 Bedroom Standard | 1,216 | 6 | 36 |
| 4 Bedroom Premium | 1,324 | 6 | 12 |
On pricing, the remaining 3-bedroom premiums run $2,006 to $2,136 psf ($1.99 million to $2.11 million) while the 4-bedders run $1,947 to $2,030 psf ($2.30 million to $2.69 million). Per square foot, the biggest homes on the chart are the cheapest, which is how large formats usually price, but rarely this visibly. For a family that needs the fourth bedroom, the extra $300,000 or so over a 3-bedroom premium buys 200 to 330 more square feet at a lower rate per foot.
Project Snapshot
- Project name: Canberra Crescent Residences
- Developer: Peak Crescent Pte Ltd, a joint venture of Kheng Leong and Low Keng Huat. Developer's Licence C1527
- Location: 51, 53, 55, 57 Canberra Crescent, Sembawang, District 27 (OCR)
- Tenure: 99-year leasehold commencing 4 November 2024
- Scale: 376 units in four 12-storey blocks over 170,000 sqft of open space, with a childcare centre
- Unit mix: 1-bedroom (409 sqft) to 4-bedroom premium (1,324 sqft); only three 1-bedders in the whole development
- Facilities: 100m Sky Garden with spa pools and lookout point, 50m lap pool, gym, Canberra Club with social working space and entertainment rooms, family pool, kids water slide, forest playground, floating meadow, camper's hut, mini golf
- Fit-out: SMEG appliances, Grohe fittings, Geberit sanitary ware; smart home and smart community systems; hackable-wall flexible layouts on selected types
- Consultants: P&T Consultants (architect); Salad Dressing (landscape); Index Design (interiors)
- Land: $279 million at the June 2024 GLS tender, $793 psf ppr, the lowest OCR non-EC rate since 2020; second bid 1.4% lower
- Launch: 2 August 2025 at an average of $1,974 psf; 40% sold on the launch weekend
- Status (31 Aug 2026): 347 of 376 sold (92%); final 29 units across 3BR Premium and 4BR formats
- Timeline: expected vacant possession 30 April 2030; legal completion 30 April 2033
Why This Location Matters
Canberra is the north's quiet success story: a young estate built around its own MRT station, with Canberra Plaza's 57 outlets and water play park beside the platform and Bukit Canberra a few steps from this site, 12 hectares carrying Singapore's largest ActiveSG gym, four swimming pools, a 15-court indoor hall, a polyclinic and a hawker centre. The daily loop of school, groceries, sport and the commute happens within a few hundred metres. Wellington Primary sits within 1km of all four blocks, with Sembawang Primary within 1km of Blocks 51 and 53, and the wider Yishun-Sembawang school belt beyond.
The bigger arc is the north's transformation. The RTS Link puts Johor Bahru five minutes from Woodlands North, easing the Causeway for the region's most-travelled border. The 86-hectare Sembawang Shipyard begins its second life as W.H.A.R.F., a waterfront heritage district, from around 2028. The JS-SEZ is projected to seed thousands of skilled jobs across the border economy, and the Sembawang North HDB town will bring new commercial space and schools to the estate's doorstep. A proposed Seletar MRT line appears in long-range plans, though it remains conceptual and we treat it as such.
The Product and Facilities
The developers spent the low-rise scale where residents feel it: over 170,000 sqft of grounds beneath four 12-storey blocks. The 100m Sky Garden crowns Blocks 51 and 53 with spa pools, sunset yoga decks and a lookout over the conserved black-and-white bungalows, a view that is protected by the heritage estate below it. At ground level the 50m lap pool anchors the swim programme, the Canberra Club covers work-from-home and entertainment rooms, and the kids' offer runs from a water slide to a forest playground and an onsite childcare centre. Homes carry SMEG, Grohe and Geberit fit-outs with smart home systems, and selected layouts use hackable walls that convert a study to a wine room or two bedrooms into a master suite.
Floor Plans: The Four Types You Can Still Buy
With the compact types sold out, these are the four layouts on the balance chart, shown with their live counts as at 31 August 2026:
The Investment Case
The bull case rests on proof rather than promise. The market has already answered the pricing question: 92 percent absorption at an average of $1,974 psf, in a district with almost no competing new private supply inside the Canberra MRT walkshed. The land ledger supports it, $793 psf ppr is a cost base every future north-region launch is unlikely to see again, and the north's catalysts, RTS, W.H.A.R.F., JS-SEZ, are funded programmes rather than sketches. The balance units add a mechanical edge: 4-bedroom space at below-3-bedroom rates, in a development where the large formats were always the scarcest.
The bear case is concentration in the tail. Every remaining unit is a $2 million-plus commitment in the far north, where resale ceilings have historically sat well below this launch's own benchmark; the buyer who pays $2,000 psf in Sembawang is underwriting the north story continuing to deliver through 2030 and beyond. The 99-year clock, the single MRT line, and eventual Sembawang North supply all belong in that calculation. To map the progressive payments against your cash flow to the April 2030 vacant possession, use the Progressive Payment Calculator.
Who Canberra Crescent Residences Is For
First, the space-first family: the 4-bedders offer the district's newest large-format homes at the lowest psf on the chart, with a childcare centre downstairs and Wellington Primary within 1km.
Second, north-side HDB upgraders, especially from Sembawang, Canberra and Yishun, who want to stay near schools, parents and the estate they know, in the only new private launch in Canberra's walkshed.
Third, long-horizon believers in the north arc, RTS, shipyard, SEZ, who want exposure through a proven seller rather than a preview promise.
It is a poorer fit for yield-first investors, since the compact units that rent easiest are sold out, and for anyone whose budget or conviction does not stretch to a $2 million-plus far-north commitment.
Related reviews: for the north's other transformation entry see Norwood Grand in D25, for the same architect's integrated mega-launch see Parktown Residence in D18, or browse the full Insider Benchmark.
Frequently Asked Questions
What is Canberra Crescent Residences, and how many units are left?
Why do the 4-bedders cost less per square foot than the 3-bedders?
How did Canberra Crescent Residences sell at launch?
How connected is Canberra Crescent Residences?
What is happening around Sembawang that matters for this project?
What are the main risks with Canberra Crescent Residences?
The Bottom Line
Canberra Crescent Residences has already answered the question that hangs over most reviews: will the market pay this? Ninety-two percent of buyers said yes inside thirteen months, at prices Sembawang had never seen, on land bought cheaper than any OCR site in four years. What remains is a specific proposition rather than a general one: 29 large-format homes, led by 4-bedders priced below the 3-bedders per square foot, in the only new private development in Canberra's MRT walkshed, with the north's three big catalysts building out around it. That is what a Strong Buy at 82/100 means here: the launch's value thesis is proven, and the tail end now suits precisely one buyer, the family that needs the space and believes in the north. With 29 units left and the compact types gone, the decision window is measured in months, not years.
Information herein is based on the developer's e-brochure, the developer's sales chart and balance pricing as communicated on 31 August 2026, and publicly reported data including URA Government Land Sales tender results and launch coverage, and is subject to change without prior notice. Availability and pricing move continuously; confirm current status before acting. PSF figures are computed from quoted prices and stated strata areas and vary by unit. Unit areas are approximate and subject to final survey. Renderings are artist impressions and the completed development may differ. Walking times are estimates. School proximity may improve Primary 1 priority under MOE's phased registration but admission is not guaranteed when balloting applies. Please verify all figures, plans and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.