The Commodore Review — Canberra · D27
HuatScore: 69/100 — Good
Is The Commodore a good buy?
HuatScore rates The Commodore 69/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Expected TOP: 2026
- Units: 219
- Developer: JBE × Keong Hong
- Avg PSF: ~$1,775 psf
- Price from: S$0.7M
Live market data
- Resale transactions (12mo): 10
- Recent resale PSF: ~$1,760 psf
- PSF vs district resale benchmark: -13%
- Gross rental yield: 3.3%
What works in its favour
- Both anchors locked in: 893m to SEMBAWANG PRIMARY SCHOOL and 277m (~3-min walk) to Canberra MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: PSF sits 13% below the local resale benchmark — you are buying under the established market rather than ahead of it.
- Deep future upgrader pool: Live count: 26 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 640 HDB blocks total within 2km), and 4 nearby BTOs (incl. Sembawang Voyage, ~2031) add a fresh upgrader wave from ~2036. These upgraders are your most natural buyers when you exit.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
What to watch out for
- Thin transaction volume: Only 10 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who The Commodore suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
2021 buyers sitting on 100% — late but not too late. Last 12 months down 4% — patience needed.