Property

The Watergardens at Canberra

Apartment · Canberra Drive · District 27 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Canberra Drive, District 27
Region
Outside Central Region
Kind of home
Apartment
Tenure
99-year leasehold from 2020About 93 years left
Launched
Aug 2021the record holds its launch sales
Height
At least 5 storeysthe highest floor band sold
Homes recorded
646 to 1,528 sq ft261 sales, 180 of them at launch
45 other projects within 4 km
  • 0.2 km
  • 0.3 km
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  • 0.3 km
  • 0.4 km
  • 0.5 km
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  • 0.5 km
  • 0.5 km
  • 0.5 km
  • 0.6 km
  • 0.6 km
  • The Visionaire0.7 km
  • 0.8 km
  • 0.9 km
  • 1.0 km
  • Parc Life1.1 km
  • 1.1 km
  • 1.3 km
  • 1.4 km
  • 1.5 km
  • 1.6 km
  • 1.6 km
  • 1.6 km
  • 1.7 km
  • 1.9 km
  • 1.9 km
  • 2.0 km
  • 2.0 km
  • 2.5 km
  • 2.6 km
  • 2.9 km
  • 2.9 km
  • 2.9 km
  • 3.1 km
  • 3.1 km
  • 3.1 km
  • 3.2 km
  • 3.2 km
  • 3.3 km
  • 3.3 km
  • 3.4 km
  • 3.5 km
  • 3.5 km
  • 3.8 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Jul 2026.

What it has sold for

261 recorded sales, Aug 2021 to Jul 2026, beside apartments and condominiums in district 27.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 238 of the 261 sales from this project's own contracts, 23 from contracts for that size in the district.

The Watergardens at Canberraapartments and condominiums in district 27cooling measure
Median price per square foot by quarter: The Watergardens at Canberra and apartments and condominiums in district 2705001,0001,5002,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherThe Watergardens atCanberra$1,710.76 psfDistrict 27$1,326.05 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Jul 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

261 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,270,000.002 bed · 753.5 sq ft · floor 1–5 · Jul 2026
    $1,685.53 psf
  • $2,030,000.003 bed · 1,108.7 sq ft · floor 1–5 · Jul 2026
    $1,831.00 psf
  • $1,220,000.002 bed · 753.5 sq ft · floor 1–5 · Jun 2026
    $1,619.17 psf
  • $1,648,000.003 bed · 958 sq ft · floor 1–5 · Jun 2026
    $1,720.27 psf
  • $2,295,000.004 bed · 1,302.4 sq ft · floor 1–5 · Jun 2026
    $1,762.09 psf
  • $1,300,000.002 bed · 721.2 sq ft · floor 1–5 · Jun 2026
    $1,802.60 psf
  • $1,160,000.002 bed · 678.1 sq ft · floor 1–5 · Jun 2026
    $1,710.60 psf
  • $1,750,000.003 bed · 1,162.5 sq ft · floor 1–5 · Jun 2026
    $1,505.37 psf
  • $1,693,888.003 bed · 1,162.5 sq ft · floor 1–5 · May 2026
    $1,457.11 psf
  • $1,638,888.003 bed · 958 sq ft · floor 1–5 · May 2026
    $1,710.76 psf

Source: URA, recorded sales to Jul 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

2-bedroom homes84 recorded sales

Investor

Good fit · High confidence
70/100

Why it scores well

Resale15 resales a year, more than 97% of similar homes+5.1
ValueRecorded prices 2% below 54 comparables within 2 km+4.8
RentalGross yield 3.1%, against 3.2% for similar homes+3.1

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.8 = 70
  • Resalescore 86/100 · weight 14% · +5.1 pts
    Frequency
    15.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,270,000 (p29 of 2-bedroom homes nationally)
    71
    Competing supply
    Not measured
    Activity
    last resale 4 months ago
    85

    transactions, 2026-10-04

  • Valuescore 74/100 · weight 20% · +4.8 pts

    recorded prices 2% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 66/100 · weight 20% · +3.1 pts
    Yield
    gross yield 3.1% against a peer median of 3.2%
    64
    Demand
    69 contracts over 4 quarters to 2026-06-30, 18 in the latest
    68
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Amenitiesscore 48/100 · weight 8% · -0.2 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location11 min walk to Canberra MRT Station (NS12)+2.6
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Unit2 bedrooms, median 753 sq ft+1.0
Lease99-year lease from 2020, about 93 years left+2.0
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.9

Young family

Moderate fit · High confidence
62/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+3.7
Location11 min walk to Canberra MRT Station (NS12)+3.3
ValueRecorded prices 2% below 54 comparables within 2 km+2.9

What holds it back

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-1.7
Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.6 = 62
  • Schoolsscore 68/100 · weight 20% · +3.7 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 72/100 · weight 15% · +3.3 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 74/100 · weight 12% · +2.9 pts

    recorded prices 2% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 41/100 · weight 20% · -1.7 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 21%)
    Size
    median 753 sq ft over 84 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 48/100 · weight 18% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2020, about 93 years left+2.0
Resale15 resales a year, more than 97% of similar homes+1.8
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Large family

Limited fit · High confidence
53/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

Location11 min walk to Canberra MRT Station (NS12)+2.6
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+2.4
ValueRecorded prices 2% below 54 comparables within 2 km+2.4

What holds it back

Unit2 bedrooms, median 753 sq ft; a weaker fit for this buyer-8.1
Amenities3 of 13 measured amenities within a 10-min walk-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.0 = 53
  • Locationscore 72/100 · weight 12% · +2.6 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 66/100 · weight 15% · +2.4 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 74/100 · weight 10% · +2.4 pts

    recorded prices 2% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 17/100 · weight 25% · -8.1 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 21%)
    Size
    median 753 sq ft over 84 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 48/100 · weight 15% · -0.3 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2020, about 93 years left+2.0
Resale15 resales a year, more than 97% of similar homes+1.8
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Downsizer

Moderate fit · High confidence
68/100

Why it scores well

Unit2 bedrooms, median 753 sq ft+6.2
Location11 min walk to Canberra MRT Station (NS12)+4.3
ValueRecorded prices 2% below 54 comparables within 2 km+3.6

What holds it back

Future supply216 new condo and EC homes planned within 2 km; no new rail station-0.4
Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.4 = 68
  • Unitscore 92/100 · weight 15% · +6.2 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 21%)
    Size
    median 753 sq ft over 84 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Locationscore 72/100 · weight 20% · +4.3 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 74/100 · weight 15% · +3.6 pts

    recorded prices 2% below 54 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 54, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 47/100 · weight 15% · -0.4 pts
    Competition risk
    31 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 185 on 1 land sales sites
    74
    Unlaunched supply
    0 listed projects (0 homes) and 1 Confirmed List sites (185 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    98 Master Plan parcels changed class within 2 km (2.5 benefit points)
    52

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 48/100 · weight 20% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Lease99-year lease from 2020, about 93 years left+2.0
Resale15 resales a year, more than 97% of similar homes+2.6

3-bedroom homes121 recorded sales

Investor

Good fit · Medium confidence
75/100

Why it scores well

ValueRecorded prices 9% below 149 comparables within 2 km+7.5
RentalGross yield 3.2%, against 2.8% for similar homes+5.7
Resale16 resales a year, more than 97% of similar homes+5.4

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 24.5 = 75
  • Valuescore 87/100 · weight 20% · +7.5 pts

    recorded prices 9% below 149 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 148, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Rentalscore 78/100 · weight 20% · +5.7 pts
    Yield
    gross yield 3.2% against a peer median of 2.8%
    85
    Demand
    28 contracts over 4 quarters to 2026-06-30, 13 in the latest
    69
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Resalescore 89/100 · weight 14% · +5.4 pts
    Frequency
    16.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,671,944 (p22 of 3-bedroom homes nationally)
    78
    Competing supply
    Not measured
    Activity
    last resale 4 months ago
    85

    transactions, 2026-10-04

  • Amenitiesscore 48/100 · weight 8% · -0.2 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location11 min walk to Canberra MRT Station (NS12)+2.6
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Unit3 bedrooms, median 1,109 sq ft+0.2
Lease99-year lease from 2020, about 93 years left+2.0
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.9

Young family

Moderate fit · Medium confidence
68/100

Why it scores well

ValueRecorded prices 9% below 149 comparables within 2 km+4.5
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+3.7
Unit3 bedrooms, median 1,109 sq ft+3.4

What holds it back

Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.4 = 68
  • Valuescore 87/100 · weight 12% · +4.5 pts

    recorded prices 9% below 149 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 148, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Schoolsscore 68/100 · weight 20% · +3.7 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 67/100 · weight 20% · +3.4 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 1,109 sq ft over 121 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 48/100 · weight 18% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location11 min walk to Canberra MRT Station (NS12)+3.3
Lease99-year lease from 2020, about 93 years left+2.0
Resale16 resales a year, more than 97% of similar homes+1.9
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Large family

Limited fit · Medium confidence
59/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

ValueRecorded prices 9% below 149 comparables within 2 km+3.7
Location11 min walk to Canberra MRT Station (NS12)+2.6
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+2.4

What holds it back

Unit3 bedrooms, median 1,109 sq ft; a weaker fit for this buyer-4.0
Amenities3 of 13 measured amenities within a 10-min walk-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.5 = 59
  • Valuescore 87/100 · weight 10% · +3.7 pts

    recorded prices 9% below 149 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 148, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 72/100 · weight 12% · +2.6 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 66/100 · weight 15% · +2.4 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 34/100 · weight 25% · -4.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 1,109 sq ft over 121 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 48/100 · weight 15% · -0.3 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2020, about 93 years left+2.0
Resale16 resales a year, more than 97% of similar homes+1.9
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Downsizer

Moderate fit · Medium confidence
69/100

Why it scores well

ValueRecorded prices 9% below 149 comparables within 2 km+5.6
Unit3 bedrooms, median 1,109 sq ft+4.7
Location11 min walk to Canberra MRT Station (NS12)+4.3

What holds it back

Future supply216 new condo and EC homes planned within 2 km; no new rail station-0.4
Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.0 = 69
  • Valuescore 87/100 · weight 15% · +5.6 pts

    recorded prices 9% below 149 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 148, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 81/100 · weight 15% · +4.7 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 40%)
    Size
    median 1,109 sq ft over 121 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Locationscore 72/100 · weight 20% · +4.3 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Future supplyscore 47/100 · weight 15% · -0.4 pts
    Competition risk
    31 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 185 on 1 land sales sites
    74
    Unlaunched supply
    0 listed projects (0 homes) and 1 Confirmed List sites (185 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    98 Master Plan parcels changed class within 2 km (2.5 benefit points)
    52

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 48/100 · weight 20% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Lease99-year lease from 2020, about 93 years left+2.0
Resale16 resales a year, more than 97% of similar homes+2.7

4-bedroom homes56 recorded sales

Investor

Limited fit · Medium confidence
55/100

Why it scores well

Resale4 resales a year, more than 87% of similar homes+4.3
RentalGross yield 3.1%, against 2.8% for similar homes+4.2
Location11 min walk to Canberra MRT Station (NS12)+2.6

What holds it back

ValueRecorded prices 41% above 66 comparables within 2 km-8.0
Unit4 bedrooms, median 1,302 sq ft; a weaker fit for this buyer-1.4
Amenities3 of 13 measured amenities within a 10-min walk-0.2
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 5.0 = 55
  • Resalescore 81/100 · weight 14% · +4.3 pts
    Frequency
    4.0 resales a year over 24 months (p88 nationally)
    88
    Buyer pool
    Not measured
    Quantum
    median resale $2,312,500 (p32 of 4-bedroom homes nationally)
    68
    Competing supply
    Not measured
    Activity
    last resale 4 months ago
    85

    transactions, 2026-10-04

  • Rentalscore 71/100 · weight 20% · +4.2 pts
    Yield
    gross yield 3.1% against a peer median of 2.8%
    84
    Demand
    6 contracts over 4 quarters to 2026-06-30, 4 in the latest
    52
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Locationscore 72/100 · weight 12% · +2.6 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 10/100 · weight 20% · -8.0 pts

    recorded prices 41% above 66 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 66, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 33/100 · weight 8% · -1.4 pts
    Bedrooms
    4 bedrooms (project basis, runner-up band 0%)
    Size
    median 1,302 sq ft over 56 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Amenitiesscore 48/100 · weight 8% · -0.2 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Lease99-year lease from 2020, about 93 years left+2.0
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.9

Young family

Limited fit · Medium confidence
57/100

Why it scores well

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+3.7
Location11 min walk to Canberra MRT Station (NS12)+3.3
Lease99-year lease from 2020, about 93 years left+2.0

What holds it back

ValueRecorded prices 41% above 66 comparables within 2 km-4.8
Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.7 = 57
  • Schoolsscore 68/100 · weight 20% · +3.7 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Locationscore 72/100 · weight 15% · +3.3 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2020, about 93 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-04

  • Valuescore 10/100 · weight 12% · -4.8 pts

    recorded prices 41% above 66 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 66, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 48/100 · weight 18% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Unit4 bedrooms, median 1,302 sq ft+1.3
Resale4 resales a year, more than 87% of similar homes+1.5
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Large family

Limited fit · Medium confidence
55/100

Why it scores well

Location11 min walk to Canberra MRT Station (NS12)+2.6
SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+2.4
Lease99-year lease from 2020, about 93 years left+2.0

What holds it back

ValueRecorded prices 41% above 66 comparables within 2 km-4.0
Amenities3 of 13 measured amenities within a 10-min walk-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 5.3 = 55
  • Locationscore 72/100 · weight 12% · +2.6 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 66/100 · weight 15% · +2.4 pts
    Primary nearest
    18 min walk to AHMAD IBRAHIM PRIMARY SCHOOL
    55
    Primary count
    3 primary within 1 km, 9 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    16 min walk to AHMAD IBRAHIM SECONDARY SCHOOL
    55
    Secondary count
    1 secondary within 1 km, 5 secondary within 2 km
    70
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2020, about 93 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-04

  • Valuescore 10/100 · weight 10% · -4.0 pts

    recorded prices 41% above 66 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 66, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 48/100 · weight 15% · -0.3 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Unit4 bedrooms, median 1,302 sq ft+0.9
Resale4 resales a year, more than 87% of similar homes+1.5
Future supply216 new condo and EC homes planned within 2 km; no new rail station+0.1

Downsizer

Limited fit · Medium confidence
53/100

Why it scores well

Location11 min walk to Canberra MRT Station (NS12)+4.3
Resale4 resales a year, more than 87% of similar homes+2.1
Lease99-year lease from 2020, about 93 years left+2.0

What holds it back

ValueRecorded prices 41% above 66 comparables within 2 km-6.0
Future supply216 new condo and EC homes planned within 2 km; no new rail station-0.4
Amenities3 of 13 measured amenities within a 10-min walk-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.4 = 53
  • Locationscore 72/100 · weight 20% · +4.3 pts
    Mrt
    11.1 min walk to CANBERRA MRT STATION (NS12)
    80
    Bus
    0 bus stops within a 5-minute walk, 13 within 10 (straight-line equivalent, detour factor 1.406)
    55
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 81/100 · weight 7% · +2.1 pts
    Frequency
    4.0 resales a year over 24 months (p88 nationally)
    88
    Buyer pool
    Not measured
    Quantum
    median resale $2,312,500 (p32 of 4-bedroom homes nationally)
    68
    Competing supply
    Not measured
    Activity
    last resale 4 months ago
    85

    transactions, 2026-10-04

  • Leasescore 90/100 · weight 5% · +2.0 pts
    Age
    99-year lease from 2020, about 93 years left
    90
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-04

  • Valuescore 10/100 · weight 15% · -6.0 pts

    recorded prices 41% above 66 adjusted comparables of the same property type within 2 km over 24 months (mixed prices; lease adjusted on 66, floor on 0)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 47/100 · weight 15% · -0.4 pts
    Competition risk
    31 unsold units in 3 selling projects within 2 km, 0 in 0 listed projects and 185 on 1 land sales sites
    74
    Unlaunched supply
    0 listed projects (0 homes) and 1 Confirmed List sites (185 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    98 Master Plan parcels changed class within 2 km (2.5 benefit points)
    52

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 48/100 · weight 20% · -0.4 pts
    Supermarket
    supermarket: 4 within 20 min, nearest COLD STORAGE SINGAPORE (1983) PTE LTD 7 min (straight-line equivalent)
    100
    Wet market
    wet market: 1 within 20 min, nearest Chong Pang Market & Food Centre 16 min (straight-line equivalent)
    20
    Hawker centre
    hawker centre: 3 within 20 min, nearest Yishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre) 18 min
    35
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 1 within 20 min, nearest National Healthcare Group Pharmacy (Sembawang) 18 min
    20
    Gp
    gp: 6 within 20 min, nearest Viva Medical Group (Canberra Plaza) 12 min
    100
    Childcare
    childcare: 47 within 20 min, nearest Greentree Montessori Children Cottage 2 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest KEMUNING PK 18 min
    100
    Sports facility
    sports facility: 1 within 20 min, nearest Bukit Canberra Sport Centre 18 min
    20
    Library
    library: 0 within 20 min, nearest Sembawang Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 259 within 20 min, nearest CHEERS HOLDINGS (2004) PTE. LTD. 6 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 2 within 20 min, nearest Chong Pang CC 19 min
    30
    Polyclinic
    polyclinic: 1 within 20 min, nearest SEMBAWANG POLYCLINIC 20 min (straight-line equivalent)
    20
    Hospital
    hospital: 0 within 20 min, nearest YISHUN COMMUNITY HOSPITAL 32 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsAhmad Ibrahim Primary School, 18 min walk; 3 primary schools within 1 km+0.5
Unit4 bedrooms, median 1,302 sq ft+1.3

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

About 185 condo, apartment and EC homes are coming within 2 km by 2031: 185 on 1 land sales site.

Land sales sites within 2 km

  • Canberra Drive (EC)

    Confirmed List 1H2026 · 170 m away

    185 homes estimated · expected launch May 2026 · sold by HDB; result not read as of 2026-09-20

    1.16 ha · plot ratio 1.6 · sold by HDB · located by street

    • New sites introduced in 1H2026.

Listed projects within 2 km

  • Canberra Crescent Residences · Canberra Crescent · 376 homes · completion not stated · 1,117 m away · selling now (counted with the developer's sales)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
309 m awayResidential11,452.7 m²1.4Sembawang
377 m awayResidential18,967.2 m²1.4Sembawang
547 m awayResidential11,526.1 m²1.6Sembawang
665 m awayResidential6,496.3 m²2.8Yishun
759 m awayResidential20,009.1 m²2.8Yishun
951 m awayResidential10,350.6 m²2.8Yishun
998 m awayResidential20,022.4 m²2.8Sembawang
1,182 m awayResidential6,343.4 m²2.8Yishun
1,338 m awayResidential24,968.4 m²3Sembawang
1,355 m awayResidential12,248.8 m²2.8Yishun
1,568 m awayResidential14,168 m²3Yishun
1,807 m awayResidential7,275.4 m²2.8Yishun

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

The Watergardens at CanberraIs it right for you?