The Commodore

Overview & Key Facts

The Commodore is a 219-unit boutique condominium developed by Oasis Development (a subsidiary of JBE Holdings Group), comprising six low-rise blocks of five storeys each along Canberra Drive in District 27. Expected to obtain TOP in 2026 on a 99-year lease from 2020, the development occupies a GLS site acquired in March 2020 — a period when land bids were constrained by pandemic uncertainty, giving JBE a competitive land cost that translates into relatively accessible entry pricing for a brand-new private condominium.

At $1,769 psf, The Commodore positions itself as the premium private-condo option in the Canberra corridor, sitting above the post-MOP EC cluster (The Brownstone at $1,476, The Visionaire at $1,360) but below the flagship Canberra Crescent ($1,988). The development’s headline advantage is proximity: Canberra MRT on the North-South Line is just 300 m from the site, with a sheltered linkway providing covered access — a meaningful quality-of-life feature in Singapore’s tropical climate that none of the competing ECs can match.

With only 219 units across a low-rise layout, The Commodore offers an intimacy and exclusivity that the larger Canberra developments (638-unit Brownstone, 448-unit Watergardens) cannot replicate. The trade-off is a more modest facilities roster — sufficient but not resort-scale — and the higher per-unit maintenance costs that come with a smaller MCST base. For buyers who value boutique living within walking distance of an MRT station at affordable quantum, The Commodore is a compelling north-side proposition.

Location & Connectivity

The Commodore sits on the eastern side of Canberra Drive, directly adjacent to the Canberra MRT station on the North-South Line. At approximately 300 m (3 minutes’ walk via the sheltered linkway), this is the closest Canberra-corridor condo to the MRT station — a distinction that matters daily. From Canberra station, Orchard Road is ten stops away (about 25 minutes), and Raffles Place is fourteen stops (roughly 35 minutes). The upcoming North-South Corridor, a 21.5 km expressway running parallel to the CTE, will further enhance road connectivity from Sembawang to the city centre.

Daily amenities cluster around Canberra Plaza, a neighbourhood mall under five minutes’ walk with an NTUC FairPrice supermarket, food court, and essential retail. One MRT stop north at Sembawang, Sembawang Shopping Centre and Sun Plaza provide deeper retail options. To the south, Yishun’s Northpoint City is two stops away. The developing Bukit Canberra integrated hub will add a hawker centre, polyclinic, and sports facilities to the immediate neighbourhood — a transformative addition for a precinct still building out its amenity ecosystem.

Schools are a strength of the Canberra location. Canberra Secondary School is just 180 m away — practically across the road — and Canberra Primary 200 m. Both are within effortless walking distance for children, a convenience that resonates strongly with family buyers. Ahmad Ibrahim Secondary and Wellington Primary extend the educational options in the broader catchment. The area has attracted an 86.6% Singaporean buyer profile, reflecting its appeal to local families prioritising affordability and schools.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

For a 219-unit, low-rise development, The Commodore provides a well-curated but necessarily compact facilities roster. The 50 m lap pool is the centrepiece — a generous length for a boutique condo — complemented by a children’s pool and poolside deck. A clubhouse, gymnasium, and function room serve the social and fitness needs, while outdoor amenities include a picnic lawn, tree house, tea pavilion, forest cabanas, and a spice garden community pavilion. The BBQ facilities and playground round out the family-oriented offerings.

The low-rise, five-storey design creates a landed-estate feel that the high-rise towers of The Brownstone and Watergardens cannot replicate. With only six blocks at five storeys, the ground coverage is generous, allowing for landscaped walkways between buildings and a sense of spaciousness that belies the 219-unit count. Residents describe the atmosphere as more reminiscent of a cluster-house estate than a conventional condominium — quieter, more private, and with significantly less lift congestion.

“The best thing about living here is how quiet it is. Only 219 units means the pool is almost always available, the gym never has a queue, and I recognise most of my neighbours. The trade-off is fewer facilities compared to The Brownstone next door, but I’d rather have uncrowded basics than a long list of amenities I can never use because they’re packed. The forest cabanas are my favourite spot — peaceful and private.”

— Early buyer, three-bedroom, pre-TOP 2026

The limitation is real, however. There is no tennis court, no basketball court, no skating rink, and no sky-level facilities. Buyers who want resort-scale amenities will find The Brownstone (50 m + 30 m pools, tennis, basketball, skating rink) a more complete package at similar or lower PSF. The Commodore’s pitch is quality over quantity — fewer shared facilities, but less competition for each one.

Unit Sizes & Layout

The Commodore offers a comprehensive unit mix from one-bedroom (463 sqft) through to five-bedroom penthouse configurations (1,916 sqft). The one-bedroom units at sub-$800K quantum are among the most affordable private-condo entry points near an MRT station anywhere in Singapore — a significant draw for young professionals and small-portfolio investors. At the upper end, the five-bedroom penthouses with double-height living areas cater to families who want landed-house proportions within a condo structure.

As a JBE Holdings development, the finishes are competent but not luxury-tier. Expect engineered timber flooring in bedrooms, porcelain tiles in common areas, and branded kitchen appliances from reputable but not premium brands. The build quality is solid — JBE has a track record with Skypark Residences EC and Signature at Yishun — but buyers upgrading from a CDL or CapitaLand product may notice the difference in finishing details. The five-storey ceiling constraint means no dramatic sky views, but every unit benefits from the low-density, garden-surrounded setting.

A practical advantage of the five-storey design is the walk-up option for lower floors. Blocks have lifts, but residents on the second and third floors often prefer the stairs — faster, healthier, and immune to the lift breakdowns that plague taller developments. This may seem minor, but in a post-COVID world where lift sharing created anxiety, the low-rise format has found a new appreciation among buyers.

Pricing & Market Position

Across 259 recorded transactions (all-time), sale prices range from $700,000 to $2,850,000, averaging $1,420,796.

Over the last 12 months, transactions averaged $1,738 psf.

Rents range from $2,600 to $6,750 per month across 82 rental transactions. Current rental yield sits at approximately 2.9%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE COMMODORE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 14.4% (from $1,514 to $1,731 psf).

Neighbourhood Comparison

In the Canberra corridor, The Commodore ($1,769 psf, 99-year from 2020) occupies the mid-tier between affordable ECs and premium private condos. The Brownstone ($1,476 psf, post-MOP EC) offers CDL build quality and resort-scale facilities at a 17% discount, but with a seven-year-old building and no sheltered MRT link. North Gaia ($1,312 psf, EC within MOP) provides the lowest entry quantum but is restricted to Singapore citizen buyers. Watergardens at Canberra ($1,487 psf, 448 units) by UOL is newer and larger but lacks The Commodore’s sheltered MRT access and low-rise character.

The Commodore’s competitive moat is the 300 m sheltered walkway to Canberra MRT combined with boutique, low-rise density (219 units across five-storey blocks). No other Canberra development replicates this combination. Buyers must weigh this against the slimmer facilities roster and higher per-unit maintenance. Canberra Crescent ($1,988 psf) at the premium end offers more units and potentially stronger facilities but at a 12% price premium without the sheltered linkway advantage.

Lease Decay Analysis

The 99-year lease runs from 2020, meaning approximately 6 years have already been consumed. Roughly 93 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~83 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE COMMODORE across multiple dimensions.

What Residents Say

“The sheltered walkway to Canberra MRT sealed the deal for me. I commute to Raffles Place daily, and not having to worry about rain or sun on the walk to the station is genuinely life-changing after years of umbrella logistics at my previous condo. The development is compact but that’s what I wanted — I know my neighbours, the pool is never crowded, and it feels like a village.”

— Owner-occupier, two-bedroom, pre-TOP 2026

“We bought the one-bedder as our first investment property. Under $800K for a brand-new unit 300 metres from an MRT with a sheltered walkway — the rental math was compelling. Canberra isn’t Orchard Road, but for the young working professionals we’re targeting as tenants, MRT proximity and affordability matter more than prestige.”

— Investor couple, one-bedroom, purchased 2023

“Coming from The Brownstone across the road, I appreciate the contrast. The Brownstone has incredible facilities but 638 units means the pools are packed on weekends. Here at The Commodore, my kids have the pool to themselves most evenings. The five-storey design means we take the stairs half the time — no waiting for lifts. Less is more.”

— Family of four, three-bedroom, pre-TOP 2026

Strengths & Weaknesses

Verdict

The Commodore delivers boutique, low-rise living within sheltered walking distance of Canberra MRT at a price point ($1,769 psf) that sits comfortably between the post-MOP EC cluster and the premium Canberra Crescent. The 300 m sheltered linkway to the MRT is the headline differentiator — no other Canberra condo offers covered, rain-proof access to the station. The 219-unit intimacy, low-rise design, and sub-$800K one-bedroom entry quantum add up to a distinct proposition that the larger, higher-density neighbours cannot replicate.

The PSF trend has been volatile: $1,484 to $1,513 to $1,512, then a jump to $1,787 before settling at $1,725. This pattern suggests the market is still calibrating where The Commodore sits relative to its neighbours as the development approaches TOP. The 2.98% yield is reasonable for an OCR condo, supported by $3,350 median rents that reflect the smaller unit sizes and MRT proximity.

The trade-offs are clear: a slimmer facilities roster than The Brownstone, higher maintenance fees per unit due to the smaller MCST base, and JBE finishes that are functional rather than premium. For buyers who prioritise low density, sheltered MRT access, and a peaceful residential atmosphere over resort-style amenities, The Commodore fills a niche that no other Canberra development currently occupies. It is the thinking buyer’s choice in a corridor increasingly dominated by large-scale projects.