Resale Project Scorecard
The Watergardens at Canberra
D27 · Sembawang, Yishun · 99-year leasehold · completed 2024 · 448 units
Grade B, 6.41 out of 10, the 25th highest score among 37 resale condos in District 27.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 93 yrs
- Resales, 12 months to Oct 2026
- 37
- To Canberra MRT
- 300 m
Artist's impression: United Venture Development (2020) Pte. Ltd.
The Watergardens at Canberra Score
- B
- Grade
- Score out of 10
- 6.41
- Highest score among 37 resale condos in District 27
- 25th
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: capital appreciation, future transformation.
Project's Historical Performance25%3/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (29th percentile of 2024-era cohort).
The district median is 6/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Ahmad Ibrahim Primary School at 0.62km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Ahmad Ibrahim Primary School
- Yishun Primary School
- Sembawang Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
448 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
300 m from Canberra MRT (NS12) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%6/10
Rental yield of 3.63% — above-average income return.
The district median is 7/10.
Tenure10%9/10
99YR tenure — about 93 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.26km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Watergardens at Canberra scores 6.41
The Watergardens at Canberra scores 6.41 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 814th of 2,350 resale condos scored in Singapore and 25th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are MRT Proximity (9/10) and Tenure (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoThe Watergardens at Canberra | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 6/10 | −0.75 | 0% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 22% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 25% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 81% of district |
| Rental Yield10% | 6/10 | 7/10 | −0.10 | 33% of district |
| Tenure10% | 9/10 | 8/10 | +0.10 | 69% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 53% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Watergardens at Canberra and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Watergardens at Canberra Prices
By unit type at The Watergardens at Canberra
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom754 sq ft | 754 sq ft | $1.03M to $1.42M | $1,701 psf | 16 |
| 3-bedroom958 sq ft | 958 sq ft | $1.62M to $2.03M | $1,731 psf | 16 |
| 4-bedroom1,302 sq ft | 1,302 sq ft | $2.28M to $2.50M | $1,762 psf | 5 |
Past transactions at The Watergardens at Canberra
37 resales, Nov 2025 to Oct 2026 · median $1,720 psf · $1,035,000 to $2,500,000 · 34 of the 34 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Sep 2026 | 33 Canberra Drive | 4 | #04-22223BR · Blk 33 | 3BR | 958 | $1,712 | $1,640,000 | Sub sale |
| 14 Sep 2026 | 29 Canberra Drive | 2 | #02-09092BR · Blk 29 | 2BR | 797 | $1,755 | $1,398,000 | Sub sale |
| 31 Jul 2026 | 51 Canberra Drive | 3 | #03-69693BR · Blk 51 | 3BR | 1,109 | $1,831 | $2,030,000 | Sub sale |
| 10 Jul 2026 | 49 Canberra Drive | 2 | #02-66662BR · Blk 49 | 2BR | 754 | $1,686 | $1,270,000 | Sub sale |
| 30 Jun 2026 | 33 Canberra Drive | 2 | #02-21212BR · Blk 33 | 2BR | 721 | $1,803 | $1,300,000 | Sub sale |
| 19 Jun 2026 | 43 Canberra Drive | 1 | #01-50502BR · Blk 43 | 2BR | 754 | $1,619 | $1,220,000 | Sub sale |
| 19 Jun 2026 | 57 Canberra Drive | 2 | #02-88882BR · Blk 57 | 2BR | 678 | $1,711 | $1,160,000 | Sub sale |
| 16 Jun 2026 | 31 Canberra Drive | 4 | #04-15153BR · Blk 31 | 3BR | 958 | $1,720 | $1,648,000 | Sub sale |
| 16 Jun 2026 | 53 Canberra Drive | 1 | #01-71714BR · Blk 53 | 4BR | 1,302 | $1,762 | $2,295,000 | Sub sale |
| 2 Jun 2026 | 27 Canberra Drive | 5 | #05-06063BR · Blk 27 | 3BR | 1,163 | $1,505 | $1,750,000 | Sub sale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2025 | 5 | $1,703 psf | $1,354 psf |
| Dec 2025 | 3 | $1,742 psf | $1,330 psf |
| Jan 2026 | 6 | $1,725 psf | $1,396 psf |
| Feb 2026 | 5 | $1,712 psf | $1,382 psf |
| Mar 2026 | 3 | $1,748 psf | $1,300 psf |
| Apr 2026 | 1 | — | $1,400 psf |
| May 2026 | 4 | $1,657 psf | $1,351 psf |
| Jun 2026 | 6 | $1,716 psf | $1,380 psf |
| Jul 2026 | 2 | $1,759 psf | $1,340 psf |
| Aug 2026 | — | — | $1,401 psf |
| Sep 2026 | 2 | $1,734 psf | $1,376 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 8 of 28 in D27 and 180 of 715 condos. See the most profitable condos in D27 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Watergardens at Canberra Rent
- Median rent a month
- $3,300 to $6,440
- Gross yield
- 3.1% to 3.2%
- Rental contracts
- 103
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,300 | $3,200 to $3,500 | 3.1% | 73 |
| 3-bedroom | $4,400 | $4,200 to $4,530 | 3.2% | 24 |
| 4-bedroom | $6,440 | $5,720 to $6,730 | 3.2% | 6 |
Rental contracts at The Watergardens at Canberra
103 contracts, Sep 2025 to Aug 2026 · median $3,400 a month · $2,800 to $6,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,600 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,850 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,500 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $6,500 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $6,900 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,100 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Watergardens at Canberra By stack
- Highest, stack 69
- $1,822 psf
- Lowest, stack 49
- $1,603 psf
- Stacks with 2+ resales
- 18
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,776 psf | 797 sq ft | Levels 2 to 4 | 3 |
| 14 | $1,703 psf | 646 sq ft | Levels 1 to 5 | 3 |
| 15 | $1,708 psf | 958 sq ft | Levels 3 to 4 | 2 |
| 16 | $1,694 psf | 797 sq ft | Levels 3 to 5 | 2 |
| 24 | $1,767 psf | 721 sq ft | Levels 3 to 4 | 2 |
| 25 | $1,747 psf | 904 sq ft | Levels 1 to 4 | 3 |
| 29 | $1,700 psf | 678 sq ft | Levels 1 to 3 | 2 |
| 48 | $1,757 psf | 1,109 sq ft | Levels 2 to 4 | 2 |
Show the other 10 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 49 | $1,603 psf | 1,060 sq ft | Levels 2 to 5 | 2 |
| 54 | $1,751 psf | 1,302 sq ft | Levels 1 to 5 | 3 |
| 56 | $1,712 psf | 958 sq ft | Levels 3 to 4 | 2 |
| 57 | $1,730 psf | 958 sq ft | Levels 1 to 4 | 2 |
| 61 | $1,746 psf | 1,109 sq ft | Levels 1 to 2 | 2 |
| 69 | $1,822 psf | 1,109 sq ft | Levels 1 to 3 | 3 |
| 71 | $1,666 psf | 1,415 sq ft | Levels 1 to 5 | 2 |
| 78 | $1,652 psf | 678 sq ft | Levels 3 to 4 | 2 |
| 84 | $1,682 psf | 754 sq ft | Levels 2 to 3 | 2 |
| 89 | $1,716 psf | 754 sq ft | Levels 2 to 3 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Watergardens at Canberra Floor plans
24 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom14 plans · 646 to 969 sq ft
3-Bedroom8 plans · 904 to 1,324 sq ft
4-Bedroom2 plans · 1,302 to 1,528 sq ft
Floor plans: United Venture Development (2020) Pte. Ltd., The Watergardens at Canberra brochure. Developer's plans, subject to change and final survey. Storey-5 types (PH) share the typical drawing and have a strata void over the living and dining area. Stacks the brochure marks as mirror units are the mirror image of the plan shown.
The Watergardens at Canberra Site plan
Every block in 3D, with the sun on each home →
Site plan: United Venture Development (2020) Pte. Ltd.. Artist's impression, not drawn to scale.
The Watergardens at Canberra Notes
How these numbers are worked out
- Grade B places The Watergardens at Canberra in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,720 psf at The Watergardens at Canberra against $1,367 psf across District 27, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,750 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (41 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 37 resale caveats at The Watergardens at Canberra ranged from $1,457 psf to $1,919 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2024, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Canberra MRT (NS12), 300 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Watergardens at Canberra for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.