The Watergardens at Canberra

271 filed transactions · District 27 · OCR

Median, per square foot

1,500 psf

Observed range

$1,270 — $1,919 psf
S$1,591k median price

99 yrs lease commencing from 2020 · 271 filed transactions

▲ 3.2% vs 12 months ago

S$1,591k

Median price

271

Filed transactions

43%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,591,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Feb '23 · S$1,941kJul '26 · S$1,650k

The transactions behind those figures20 of 271

Nothing modelled — these are the filed sales.

70 sqm · floor 01-05Apartment · Sub sale · 2026-07

S$1,270,000$1686 psf

103 sqm · floor 01-05Apartment · Sub sale · 2026-07

S$2,030,000$1831 psf

89 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$1,648,000$1720 psf

121 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$2,295,000$1762 psf

70 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$1,220,000$1619 psf

63 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$1,160,000$1711 psf

67 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$1,300,000$1803 psf

108 sqm · floor 01-05Apartment · Sub sale · 2026-06

S$1,750,000$1505 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 27, typical project+0.8%

Middle of 1 projects in District 27 that clear the bar — half fall between +0.8% and +0.8%. None came out negative in this set.

Every band in District 27, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,272	1,024
06-10	S$1,298	972
11-15	S$1,311	528
16-20	S$1,319	9

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Canberra

363m

Primary schools within 1km

nearest 929m

Primary schools · straight-line distance

Ahmad Ibrahim Primary School929m
Sembawang Primary School968m on the 1km line
Yishun Primary School989m on the 1km line

6 more between 1km and 2km

Chongfu School1.3km
Xishan Primary School1.3km
Jiemin Primary School1.4km
Wellington Primary School1.5km
Canberra Primary School1.9km
Endeavour Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Canberra363m
Sembawang1.3km
Yishun1.4km

Also nearby

Hawker centreYishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre)948m
ParkKemuning PK133m
Other schoolsAhmad Ibrahim Secondary School470m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The Watergardens at CanberraStraight-line, not walking — what sits between two points is in no dataset here.

4projects within 300m

$1,085–$1,670the middle half, per sq ft

$1,151median of those sales

From 62 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
The Commodore	144m	2026-08	01-05	90 sqm	$1,610
Yishun Emerald	258m	2026-08	11-15	89 sqm	$1,096
Yishun Sapphire	277m	2026-08	01-05	96 sqm	$1,067
The Commodore	144m	2026-07	01-05	107 sqm	$1,500
The Commodore	144m	2026-07	01-05	69 sqm	$1,744
The Commodore	144m	2026-07	01-05	110 sqm	$1,706
The Commodore	144m	2026-07	01-05	58 sqm	$1,778
Yishun Sapphire	277m	2026-07	11-15	108 sqm	$1,075
Yishun Sapphire	277m	2026-07	01-05	131 sqm	$1,149
The Commodore	144m	2026-06	01-05	90 sqm	$1,670
The Commodore	144m	2026-06	01-05	110 sqm	$1,622
Landed · Jalan Kemuning	188m	2026-06	—	158 sqm	$3,006
The Commodore	144m	2026-04	01-05	90 sqm	$1,652
The Commodore	144m	2026-04	01-05	73 sqm	$1,677
The Commodore	144m	2026-04	01-05	95 sqm	$1,780
The Commodore	144m	2026-03	01-05	43 sqm	$1,789

The 16 most recent are listed, out of 62 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

12 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-12-09	191m	277° W	—	Proposed demolition of an existing single storey terrace dwelling house on lot 00106p mk 19 at 37 jalan kemuning, sing…
2026-05-25	191m	277° W	3 storeys	Proposed reconstruction of an existing single storey to a 3 storey with attic intermediate terrace envelope control dw…
2025-06-13	194m	270° W	3 storeys	Proposed new erection of 3-storey envelope control intermediate terrace dwelling house with mezzanine and an attic on …
2024-06-04	214m	256° WSW	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house on lot 00118w, mk 19 at 11 jalan …
2026-03-20	214m	256° WSW	2 storeys	Amendment to proposed erection of a 2-storey envelope control intermediate terrace dwelling house on lot 00118w, mk 19…
2026-08-11	214m	256° WSW	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house on lot 00118w, mk 19 at 11 jalan …

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,591,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,591,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$37,484

Cash in handS$1,171,100

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.