Canberra Residences

The ground under it was tendered in 2010. Both ends of that are public; nobody puts them together.

The land under Canberra Residences

HDB put this parcel out to tender and names Canberra Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

  1. Tender launched14 Apr 2010
  2. Tender closed8 Jun 20107 bids received
  3. Awarded11 Jun 2010MCC Land (Singapore) Pte Ltd
  4. Winning tenderS$131,700,000S$4,168 per sq m of gross floor area · S$387 per sq ft
Parcel
Sembawang S1a Sembawang Road / Canberra Drive
Site area
22,568 sq m
Lease
99 yrs
Plot ratio
1.4
Gross floor area
31,595 sq m
Sold as
Condominium
Every bid — all 7, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1MCC Land (Singapore) Pte LtdS$131,700,000—
2M/s S P Setia International (S) Pte LtdS$122,550,000S$9,150,000 · 6.9%
3Nam Hee Contractor Pte Ltd. and OPH Marymount LimitedS$111,000,000S$20,700,000 · 15.7%
4Hoi Hup Realty Pte Ltd and Sunway Developments Pte LtdS$109,168,500S$22,531,500 · 17.1%
5Prelim Corporation Pte LtdS$105,500,000S$26,200,000 · 19.9%
6Superport Pte. Ltd.S$95,200,000S$36,500,000 · 27.7%
7Frasers Centrepoint LimitedS$85,020,000S$46,680,000 · 35.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 11 Jun 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Canberra Residences”. This parcel, from tender to today · Every land sale

What has been filed there since

2010 · the groundS$131,700,000S$387 per sq ft of gross floor area
Today · the homes on it$1,108median of 77 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, every size at this address

Every size that sold, which is why it moves when the mix of sizes moves and not only when prices do — no single size band here has enough years to stand on its own yet. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$929 (9)—
2022$997 (21)+7.3%
2023$1,122 (12)+12.5%
2024$1,156 (20)+3.0%
2025$1,200 (8)+3.8%
2026$1,233 (7)+2.8%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it