Executive condominium site at Canberra Drive, Sembawang, District 27
Canberra Drive EC is a new 99-year executive condominium planned beside Jalan Sendudok Park in Sembawang, District 27, Singapore. HDB estimates about 185 homes, and Canberra MRT (NS12) is about a 5-minute walk away. The land tender closed on 1 October 2026 with a record top bid of $825 psf ppr. The launch is estimated for late 2027 to early 2028.
Illustration only. It is not the Canberra Drive EC design, which has not been released.
Six terms used on this page
Land tender
The Canberra Drive EC tender closed with 13 bids. The top bid was $163.9 million, or $825 psf ppr. If HDB awards it at this price, it is the highest land rate ever paid for an EC site.
See the tender resultEligibility
Canberra Drive EC is the first EC site under the higher household income ceiling. More families can now apply.
Who can buyNew rules
Owners must live in the home for 10 years before selling. First-timers get 90% of units for the first 2 years.
What changedCanberra Drive EC has no launch date yet. The land tender closed on 1 October 2026, and HDB has not announced the award. ECs usually launch about 12 to 15 months after the award. That puts the preview at around late 2027 to early 2028, an estimate until the developer confirms it.
If you register, you hear first when the name, dates and price list are out.
8 May 2026Done
The government extends the EC minimum occupation period to 10 years, removes the Deferred Payment Scheme and reserves 90% of units for first-timers for 2 years.
26 May 2026Done
The 124,167 sq ft Canberra Drive site is the first EC site tendered under the new rules.
24 Aug 2026Done
The higher ceiling applies to EC tenders closing on or after 24 August 2026, including this site.
1 Oct 2026Done
The top bid is $163.9 million ($825 psf ppr), a record land rate for an EC if awarded.
Oct to Nov 2026Estimate
HDB evaluates the bids and announces the award. The completion deadline comes with the award documents.
2027Estimate
The developer names the project and releases the site plan, unit types and sizes.
Late 2027 to early 2028Estimate
Buyers who qualify apply online during the preview. Units are then chosen in ballot order, with a 5% booking fee.
About 2031Estimate
Owners collect keys. The 10-year MOP starts from this date, so it would end around 2041.
Sources: MND, 8 May 2026; HDB land tender notice and results, 26 May and 1 October 2026; National Day Rally announcement, August 2026; EdgeProp, 1 October 2026. "Estimate" dates are based on typical EC timelines and can change.
Canberra Drive EC's unit mix and sizes have not been released. New ECs usually offer 3, 4 and 5 bedroom homes. HDB estimates about 185 homes on 198,669 sq ft of gross floor area. That is about 1,074 sq ft per home, including shared spaces.
This figure also counts lift lobbies, corridors and other shared space, so each home will be smaller. Real sizes come with the floor plans.
The most common EC home. It suits young families and first-time buyers. It is also the size most buyers can reach under the bank loan limit.
Suits growing families and homes with a parent living in. Expect a larger price gap, because the extra space is paid with cash and CPF, not a bigger loan.
Usually the fewest units in an EC. It suits large families, often with grandparents, who plan to stay well past the 10-year MOP.
The plans below are indicative layouts from an existing EC. They show how 3, 4 and 5 bedroom EC homes are usually arranged. They are not Canberra Drive EC floor plans, which have not been released.
Indicative layouts for illustration only. Room sizes, shapes and features at Canberra Drive EC will differ. Tap a plan to open it larger.
Want the Canberra Drive EC floor plans the day they are released?
Canberra Drive EC land tender, 1 October 2026
The Canberra Drive EC site drew 13 bids. The top bid of $163.9 million came from a consortium of Santarli Realty, Kay Lim Holdings, Heeton Holdings and Sunray Group Holdings. That is about $825 psf ppr, a record for an EC site if HDB awards it. The award has not been announced. (Source: HDB tender results)
| EC site | Closed | psf ppr |
|---|---|---|
| Canberra Drive (this site) | Oct 2026 | $825 |
| Woodlands Drive 17, Plot 2 | Jan 2026 | $794 |
| Woodlands Drive 17, Plot 1 | Aug 2025 | $782 |
| Senja Close | Aug 2025 | $771 |
| Tampines Street 95 (now Rivelle Tampines) | 2024 | $768 |
| Miltonia Close | Apr 2026 | $732 |
| Sembawang Road | Sep 2025 | $692 |
How the land rate is worked out: $163.9 million divided by 198,669 sq ft of maximum gross floor area. Canberra Drive is about 3.9% above the previous EC record and 19% above the Sembawang Road EC site nearby. The private Canberra Crescent site, in the same neighbourhood, sold for $793 psf ppr in July 2024. Sources: HDB land tender results; URA; EdgeProp.
Psf ppr is the land price for each square foot of floor space the developer may build. It lets you compare land deals of any size. A home's selling price also covers construction, financing and marketing, so launch prices are always well above the land rate.
Land is usually a developer's biggest cost, so it shapes launch prices. Canberra Drive EC's land rate is higher than the private Canberra Crescent site next door. That points to EC prices closer to private condos than older Canberra ECs. The top three bids were within 3.4% of each other, so the winning bid was not far from its rivals.
Canberra Drive EC is a new 99-year executive condominium planned beside Jalan Sendudok Park in Sembawang, District 27, Singapore. HDB estimates about 185 homes, and Canberra MRT (NS12) is about a 5-minute walk away. The land tender closed on 1 October 2026 with a record top bid of $825 psf ppr. The launch is estimated for late 2027 to early 2028.
The site sits between Canberra Drive and Jalan Sendudok, next to Jalan Sendudok Park. It has a plot ratio of 1.6, which means mid-rise blocks and more ground space per home than a typical condo. With about 185 homes, it may be one of the smallest EC sites ever sold.
The developer has not released the official project name. Until then, buyers search for it as Canberra Drive EC, Canberra EC, the Canberra Drive EC site or Canberra Drive Residences. All of these refer to the same site.
It is also the first EC to carry both of 2026's rule changes: the 10-year MOP and the $18,000 income ceiling.
| Project name | Not released yet (Canberra Drive EC) |
|---|---|
| Also known as | Canberra EC, Canberra Drive Residences, Canberra Drive EC site |
| Property type | Executive condominium (EC) |
| Location | Canberra Drive and Jalan Sendudok, Sembawang, District 27 (OCR) |
| Tenure | 99-year leasehold from the land award |
| Homes | About 185 (HDB estimate) |
| Site area | 124,167 sq ft (11,535.4 sqm) |
| Plot ratio | 1.6 |
| Top bidder | Santarli Realty, Kay Lim Holdings, Heeton Holdings, Sunray Group Holdings (award pending) |
| MOP | 10 years from TOP; fully private after 15 years |
| Launch | Late 2027 to early 2028 (estimate) |
| Completion (TOP) | Around 2031 (estimate) |
Sources: HDB tender notice and results; MND; EdgeProp, 1 October 2026.
An executive condominium (EC) is a condo built by a private developer on land sold through HDB, with rules a private condo does not have. Canberra Drive EC buyers must be families with at least one Singapore Citizen, earning up to $18,000 a month. They must live in the home for 10 years before selling. It becomes fully private after 15 years.
Canberra Drive EC
New private condo
Years are estimates based on a 2028 purchase and completion (TOP) around 2031. The MOP counts from TOP, not from purchase.
| Question | Canberra Drive EC | New private condo |
|---|---|---|
| Who can buy it new? | Families with at least one Singapore Citizen applicant. No private property owned or sold in the last 30 months. | Anyone, including foreigners. |
| Income limit | $18,000 a month per household | None |
| Bank loan limit | Mortgage Servicing Ratio (30% of income) and Total Debt Servicing Ratio (55%) | Total Debt Servicing Ratio (55%) only |
| Additional Buyer's Stamp Duty | Remitted on an HDB-approved purchase from the developer, even for HDB flat owners who sell within 6 months of key collection | Singapore Citizens: 0% first home, 20% second, 30% third. PRs 5%, 30%, 35%. Foreigners 60%. |
| When can you sell or rent it out? | After the 10-year MOP from TOP | Any time. Seller's Stamp Duty of 16%, 12%, 8% or 4% if sold within 4 years. |
| Foreign buyers | Only after 15 years | Any time, with 60% ABSD |
| Priority for first-timers | 90% of units for the first 2 years | None |
| Payment | Normal progressive payments. No Deferred Payment Scheme. | Normal progressive payments |
| Usual unit types | 3, 4 and 5 bedroom | 1 to 5 bedroom |
| Facilities | Full condo facilities | Full condo facilities |
| Typical new-launch price | New ECs: median $1,837 psf (1Q 2026) | New 99-year OCR condos: median $2,503 psf (1Q 2026) |
Sources: MND, 8 May 2026; HDB EC eligibility; IRAS ABSD and SSD rates; MAS MSR and TDSR; EdgeProp for 1Q 2026 medians. Rules can change, so check HDB and IRAS before you buy.
| Rule | Older EC sites (such as Sembawang Road) | Canberra Drive EC |
|---|---|---|
| Minimum occupation period | 5 years from TOP | 10 years from TOP |
| Fully private from | Year 10 | Year 15 |
| Deferred Payment Scheme | Often offered | Not allowed |
| First-timer priority | 70% of units for 1 month | 90% of units for 2 years |
| Household income ceiling | $16,000 | $18,000 |
| Largest bank loan at the ceiling (MSR) | About $1.01m | About $1.13m |
The 10-year MOP and other changes apply to EC tenders closing on or after 8 May 2026. The $18,000 ceiling applies to tenders closing on or after 24 August 2026. Loan figures are our sums: 30% of income, 30-year loan, 4% stress-test rate.
You are a Singapore Citizen family within the income ceiling, you plan to live in the home for 10 years or more, and you want new condo living at a lower price than a private launch.
Your household earns more than $18,000 a month, you may need to sell or move within 10 years, or you want to rent the home out.
Canberra Drive EC's design has not been released. The pictures below are illustrations of the kind of pools, gardens and clubhouse spaces found in new ECs and condos today. The official Canberra Drive EC renders will replace them once the developer releases them.
Illustrations only. They do not show Canberra Drive EC's design, facilities or finishes.
Canberra MRT (NS12) on the North-South Line is about a 5-minute walk from Canberra Drive EC, or about 410 m in a straight line. Woodlands (NS9/TE2) interchange is 3 stops away, Bishan (NS17/CC15) is 5 stops away, and Raffles Place is 14 stops away.
| Destination | How | Distance |
|---|---|---|
| Canberra MRT NS12 | Walk, about 5 minutes | About 410 m |
| Sembawang MRT NS11 | Walk, or 1 stop; Sun Plaza and the bus interchange | About 840 m |
| Woodlands NS9TE2 | North-South Line; change for the Thomson-East Coast Line | 3 stops |
| Woodlands North TE1 | For the Johor Bahru-Singapore RTS Link | 4 stops |
| Bishan NS17CC15 | North-South Line; change for the Circle Line | 5 stops |
| Raffles Place NS26 | North-South Line, direct | 14 stops |
Stop counts from the LTA rail network map. Distances are straight-line estimates; walking times are approximate. Check the walking route from the site gate once the site plan is released. Canberra MRT opened in November 2019. The RTS Link is planned to start passenger service around the end of 2026 (MOT).
Canberra Drive EC is in an estate that is already built. Sembawang Shopping Centre is about 350 m away, Sembawang Polyclinic about 550 m and Bukit Canberra's hawker centre and sports centre about 560 m. Jalan Sendudok Park is right next to the site. Many primary schools are close by.
School distances will be confirmed once the official address is issued. Primary 1 places depend on MOE's registration rules and your home address. Check MOE SchoolFinder or OneMap before relying on any distance.
Amenity distances are straight-line estimates from the approximate site centre, based on NEA, NParks, SportSG and MOH location data.
Canberra Drive EC has no price list yet. Analysts quoted by EdgeProp expect an average of about $1,800 psf, based on the record land price. At that rate, a 1,000 sq ft home would cost about $1.80m. Your budget depends mostly on the bank loan limit, which is about $1.13m at the $18,000 income ceiling.
Analyst expectation, not a price list
About $1,800 psf
Based on analyst commentary reported by EdgeProp on 1 October 2026. Actual prices depend on the unit, floor and facing.
| Home size | Price | Cash and CPF needed |
|---|---|---|
| 950 sq ft | $1.71m | $0.58m |
| 1,250 sq ft | $2.25m | $1.12m |
| 1,450 sq ft | $2.61m | $1.48m |
Our own sums. Sizes are examples, not released unit sizes. Cash and CPF needed = price less the largest loan; stamp duty and legal fees are extra. The 5% booking fee must be paid in cash.
| Household income a month | Largest loan |
|---|---|
| $18,000 | $1.13m |
| $16,000 | $1.01m |
| $14,000 | $0.88m |
| $12,000 | $0.75m |
Our sums: 30% of monthly income, repaid over 30 years at the 4% stress-test rate. Car loans and other debts reduce the figure. A bank's In-Principle Approval gives your actual number.
| Project | Basis | Price (psf) |
|---|---|---|
| Canberra Crescent Residences (private, 99-year) | Launch average, Aug 2025 | $1,974 |
| Rivelle Tampines EC | Launch average, Mar 2026 | $1,893 |
| New ECs across Singapore | Median, 1Q 2026 | $1,837 |
| The Commodore (private, completed 2024) | Average resale, Jan to Jul 2025 | $1,822 |
| Canberra Drive EC | Analyst expectation, Oct 2026 | $1,800 |
| The Watergardens at Canberra (private, completed 2024) | Average resale, Jan to Jul 2025 | $1,750 |
Sources: EdgeProp Singapore; URA. The Commodore and The Watergardens at Canberra launched before June 2023 and quote sizes on the older floor-area basis, so their psf figures read about 5% to 8% lower than a newer launch would on the same home.
Canberra Drive EC suits Singapore Citizen families who will live there for 10 years or more. It is close to the MRT, a mall, a polyclinic and a hawker centre, with only about 185 homes. It is less suited to buyers who may need to sell or rent within 10 years.
Daily needs within a short walk. Canberra MRT, Sembawang Shopping Centre, the polyclinic and the hawker centre are all within about 600 m.
A small, low-density site. About 185 homes at a plot ratio of 1.6 means mid-rise blocks and fewer neighbours sharing the facilities.
First-timers get the first pick. 90% of units are reserved for first-time buyers for 2 years.
Strong EC demand so far. Rivelle Tampines EC sold 92.5% of its homes on launch weekend in 2026, at an average of $1,893 psf.
A track record in District 27. Of 3,411 condo resales in District 27 since 1995, 91.3% sold for more than the owner paid.
Plan for 10 years. You cannot sell or rent out the whole unit until about 2041. No EC with a 10-year MOP has been resold yet.
The loan limit sets your budget. At about $1.13m at most, a large share of the price must come from cash and CPF.
Expect prices close to private resale. Completed private condos nearby sold at an average of $1,750 to $1,822 psf in 2025.
Other North ECs launch first. Sembawang Road, Woodlands Drive 17 and Miltonia Close ECs come earlier, with a 5-year MOP. Compare them.
Results vary by project. Past District 27 resale results do not predict how Canberra Drive EC will do.
Sources: EdgeProp; matched URA caveat records for District 27 condos, March 1995 to August 2026 (resale results ignore stamp duty and other costs). This is general information, not financial advice.
Canberra Drive EC's top bid came from a consortium of Santarli Realty, Kay Lim Holdings, Heeton Holdings and Sunray Group Holdings. HDB has not yet confirmed the award or named the developing company. Santarli and Heeton were partners in Tenet EC in Tampines, which sold all 618 homes by July 2023.
The group has two building firms, a fit-out firm and a listed developer. Heeton already co-owns Sun Plaza, the mall above Sembawang MRT.
The four partners at a glance
| Project | Developers | Homes | Launched | Launch sales |
|---|---|---|---|---|
| Tenet EC, Tampines | Qingjian Realty, Santarli Realty, Heeton Holdings | 618 | Late 2022 | Fully sold by July 2023, average $1,382 psf |
| Altura EC, Bukit Batok | Qingjian Realty, Santarli Realty | 360 | Aug 2023 | 61% sold on launch day, average $1,433 psf |
Sources: EdgeProp Singapore; SGX filings. Shaded row: two of the Canberra Drive EC partners worked together. Past sales do not predict how Canberra Drive EC will sell.
Register once and receive each release as it comes out:
Short answers to what buyers ask most about Canberra Drive EC, EC rules and the Canberra Drive land tender.
Canberra Drive EC is a new 99-year leasehold executive condominium on a Government Land Sales site bounded by Canberra Drive and Jalan Sendudok in Sembawang, District 27. HDB estimates about 185 homes on the 124,167 sq ft site. The official project name has not been released yet.
Canberra Drive EC is an executive condominium (EC). It is built and sold by a private developer and has condo facilities, but buyers must meet HDB eligibility rules. Owners must live in it for 10 years before selling, and it becomes fully private after 15 years.
Canberra Drive EC, like every EC, can only be bought new by families with at least one Singapore Citizen and a household income within the ceiling, which is $18,000 a month for this site. A private condo has no income ceiling, can be bought by anyone, and can be sold or rented out at any time.
Canberra Drive EC is open to families with at least one Singapore Citizen applicant and a household income of up to $18,000 a month. Buyers must not have owned or sold private property in the last 30 months. HDB flat owners can buy if they sell their flat within 6 months of collecting the EC keys.
Canberra Drive EC has no launch date yet. The land tender closed on 1 October 2026 and HDB has not announced the award. ECs usually launch about 12 to 15 months after the award, so the preview is estimated for late 2027 to early 2028.
Canberra Drive EC's top bid came from a consortium of Santarli Realty, Kay Lim Holdings, Heeton Holdings and Sunray Group Holdings. HDB has not yet confirmed the award. Santarli and Heeton were also partners in Tenet EC in Tampines, which sold all 618 homes.
The top bid for the Canberra Drive EC site was $163.9 million, or about $825 per square foot per plot ratio (psf ppr). It drew 13 bids. If awarded, it is a record land rate for an EC, about 3.9% above the previous record of $794 psf ppr at Woodlands Drive 17.
Canberra Drive EC has no price list yet. Analysts quoted by EdgeProp expect an average of about $1,800 psf. At that rate, a 1,000 sq ft home would cost about $1.80m. Actual prices depend on the unit, floor and facing.
Canberra Drive EC buyers face the Mortgage Servicing Ratio, which caps monthly loan repayments at 30% of household income. At the $18,000 income ceiling, that allows a 30-year bank loan of about $1.13m. The rest of the price must come from cash and CPF.
Canberra Drive EC's unit mix and sizes have not been released. New ECs usually offer 3, 4 and 5 bedroom homes. HDB's figures allow about 1,074 sq ft of gross floor area per home, which includes shared areas.
Canberra MRT (NS12) on the North-South Line is about a 5-minute walk from Canberra Drive EC. Woodlands (NS9/TE2) interchange is 3 stops away and Bishan (NS17/CC15) is 5 stops away.
Primary schools in the Sembawang and Canberra area include Sembawang Primary, Wellington Primary, Canberra Primary and Chongfu School. Distances to Canberra Drive EC will be confirmed once the official address is issued. Check MOE SchoolFinder or OneMap before relying on them.
Canberra Drive EC has a 10-year minimum occupation period from completion (TOP), under the rules announced on 8 May 2026. Owners cannot sell or rent out the whole unit during the MOP. Foreign buyers can buy only after year 15.
Canberra Drive EC buyers who own an HDB flat do not pay ABSD on an HDB-approved purchase of a new EC from the developer, when at least one buyer is a Singapore Citizen. IRAS remits it. The HDB flat must be sold within 6 months of collecting the EC keys.
Canberra Drive EC is estimated to reach completion (TOP) around 2031, based on typical EC build times after a late 2027 launch. The completion deadline will be set in the award documents. The 10-year MOP would then run to about 2041.
No. Canberra Drive EC is a new site that has not launched yet. Parc Canberra (496 homes) and Provence Residence (413 homes) are completed ECs nearby. Buyers also search for Canberra Drive EC as Canberra EC, the Canberra Drive EC site or Canberra Drive Residences.
Be first to receive Canberra Drive EC's official name, e-brochure, price list and floor plans, and book a preview slot when dates are released.
