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PROVENCE RESIDENCE

Canberra Crescent · D27 Sembawang
Executive Condominium99-year
ⓘ
This Executive Condominium was completed in 2024 and has not yet reached its 5-year MOP (around 2029). Until MOP, owners cannot sell on the open resale market, so the figures here are based on new-sale / launch transactions and resale history is limited — which is why the data-confidence score is low. ECs also fully privatise at 10 years, when Singapore PRs and foreigners can buy.
$1,168 psf
median $psf
$4.00
median rent · psf/mo
~4.1%
gross rental yield
13
highest floor
413
total units
2024
TOP / completion
Median $psf excludes ground & top-floor units · basis: 2017 onwards. Median rent from 1 URA rental contracts (last 12 mo).
61
/ 100
HomeVestor Investor Score
Best for: Family demand + Rental yield
Watch out for: Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield84
Cashflow—
Liquidity15
Growth47
Family98
How is this worked out? — the five sub-scores
Yield
Gross rental yield, scored across a 2.0–4.5% band.
Cashflow
Estimated net monthly cash at 75% LTV and today’s floating rate, rented out.
Liquidity
Project size plus sales & rental volume — how easily you could exit.
Growth
URA growth-node, MRT proximity and recent price momentum.
Family
A popular (oversubscribed) primary school within 1 km.
Overall
The average of the five sub-scores (each 0–100, higher = better).
Risk flags
Thin transactions — 2 sales in 12 months, so the price signal is noisy · Limited rental data — 1 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Provence Residence is a 93-yr remaining leasehold project in D27 Sembawang with 4.1% gross yield, thin liquidity and strong school demand (Wellington Primary School within 1 km). It sits in no designated growth node.

Best suited for
  • Family demand buyers
  • Rental yield buyers
Less suited for
  • capital-growth-led investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Provence Residence — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demandLiquidity-thinYield-ledsignals — how they're defined
Why this may work
  • Above-average ~4.1% gross yield for its segment.
  • Oversubscribed primary school (Wellington Primary School) within 1 km — a durable family-demand anchor.
  • Well-sized 413-unit project — larger developments trade at firmer $psf and resell faster.
Why this may fail / what to watch
  • Thin liquidity (2 sales/12 mo) — a slower, choppier exit and a softer price signal.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$1,168 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$1,577 psf
D27 district-comparablemedian $psf of all projects in the district$1,310 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.8% target gross yield$1,263 psf
HomeVestor fair range$1,166–$1,515 psf
≈ $1,079,716–$1,402,890 for a ~926 sqft unit

See the D27 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.8% target gross yield for a OCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $1,168 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run trend — project vs. market

Indexed to 100 at 2021 · 2021–2026

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

Within 1 km — highest P1 priority
#11 Wellington Primary School 660 m
1 – 2 km
#5 Chongfu School 1755 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Canberra MRT Station · ~654 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NamePROVENCE RESIDENCE
Street NameCanberra Crescent
Property TypeExecutive Condominium
Tenure99 yrs from 2020 · ~93 yrs left
District / Planning AreaD27 / Sembawang
Completion2024
Number of units413 units
Highest floor in the project13
DeveloperMCC LAND (CANBERRA) PTE LTD
Land Area (sqm)—
Master Plan Plot Ratio2.3

All transactions (422)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (2)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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