Resort-Style Low-Rise Condominium
5 Minutes Walk to Canberra MRT Station

Here we review the Watergardens condo, a new 5-storey low-rise residential development at Canberra Drive. Officially to be named The Watergardens at Canberra, it is being built by United Venture Development Pte Ltd, a collaboration of the UOL Group, United Industrial Corporation, and Kheng Leong Company.

Note: This is NOT an advertisement for sale.

The site of the Watergardens condo was previously forested land, sold by URA under the GLS (Government Land Sales) program. It flanks a small HDB precinct to its east, and Sembawang Springs Estate and Jalan Kemuning Park on its west.

The Watergardens at Canberra Site Aerial View . GLS Land Parcel B

The Watergardens at Canberra Site Aerial View . GLS Land Parcel B

Sembawang Springs Estate is a landed housing estate that has been around for a very long time. It is part of a sprawling low-rise residential enclave around Sembawang Shopping Centre.

Hence the Watergardens at Canberra acts as a sort of transition between the landed houses on the one side, and the HDB estate and MRT station on the other. Yet it is firmly part of the private housing belt that is low-rise and low-density in profile and character.

The Watergardens at Canberra . Site Location Map

The Watergardens at Canberra . Site Location Map

This new mid-sized development will be an interesting addition to the neighbourhood, that has not seen any new private home launches since The Nautical 8 years ago. The most recent ones have all been executive condominiums. Hence the Watergardens condo could find a market among those looking for a new private home in the neighbourhood, but who are not eligible for executive condos.


The Watergardens Singapore . The Project

The Watergardens @ Canberra will be the latest of UOL’s string of Masterpiece Homes, after the successful launch of Clavon in Clementi. These Masterpiece Homes feature quality residences set in beautifully landscaped grounds and gardens, that stand out from the usual run-of-the-mill products.

Principal Garden by UOL & Kheng Leong . Developer for The Watergardens at Canberra

Principal Garden by UOL & Kheng Leong

Many of these have sold out, like the Botanique at Bartley with its terraced grounds, the Tre Ver at Kallang River, and Principal Garden with its inviting green lawns.

The Water Gardens condo itself, as its name implies, will be interwoven with lots of gardens and water features. Given its low-rise nature against the backdrop of a landed estate, it is ideal for creating a lovely resort garden feel here.

UOL’s projects have tended to sell well, even those not at walking distance of an MRT station. Possibly due to their reputation for quality or their often more reasonable pricing, coupled with their very attractive landscape designs.

UOL is also known for creating homes with functional layouts and attention to detail, that testify to their depth of experience in this industry and emphasis on good design.

Artist's Impression . The Clavon Condo by UOL & UIC

Artist’s Impression . The Clavon Condo by UOL & UIC

In the case of the Watergardens condo, it has the further advantage of being very close to an MRT station. Less than 5 minutes walk from the Canberra station on the North-South MRT line that goes directly down to Orchard Road and Raffles Place.


About the Location . Click to Open / Close

The Watergardens @ Canberra . The Location

This development is located in Sembawang district, which is often characterised as being rather remote and inconvenient.

However with the expansion of the expressway and MRT networks criss-crossing the island, travel times have been substantially reduced. This has the effect of making even the outer-most parts of Singapore fairly accessible. No part is really remote any more. For good or ill, based on how one looks at it, we have also lost what little “countryside” we had.

North-South Corridor Map . Near The Watergardens at Canberra

North-South Corridor Map . Near The Watergardens at Canberra

In this particular instance, with Canberra MRT station being 14 stops from Raffles Place, the Watergardens condo is about a 30 minute ride to Orchard Road, and 40 minutes commute to the CBD.

That is not a lot longer than from say, Punggol, or Upper Bukit Timah.

For those driving rather than taking a train, the North-South Corridor that is presently under construction, will be a boon. When completed in 2026, this new 21.5km long expressway will connect Sembawang and the northern region directly with the city centre, and lighten the current load on the CTE. It will also provide much faster access to the other expressways than is now the case.

Amenities in the Neighbourhood . Click to Open / Close

The Watergardens at Canberra . Supporting Amenities

In the neighbourhood of the project are a number of supporting amenities. The nearest is the recently opened 3-storey Canberra Plaza, with 70 shops spread over 118,000 square feet of retail space. This neighbourhood centre is about 6 to 7 minutes walk away, directly linked to Canberra MRT station.

Canberra Plaza near the Water Gardens Condo

Canberra Plaza near the Water Gardens Condo

Despite the fact that it’s not very big, it offers a good mix of shops that provide all the basics. Here we have the usual fast foods outlets like McDonalds, A&W and KFC, coffee joints like Starbucks, cafes, bakeries, and a food court.

Other favourites include Ya Kun, fruit teas and bubble teas, and Daiso, anchored by medical and dental clinics, salons, and a Fairprice supermarket. The top floor is mainly devoted to enrichment centres that include tuition, music, ballet, and language schools.

In addition, there is Bukit Canberra, the 12-hectare Sembawang Integrated Hub presently under construction. This is a low-rise cluster of facilities scattered around the landscaped grounds of Admiralty Hill, about 1 km up Canberra Drive.

Bukit Canberra Integrated Hub on Admiralty Hill

Bukit Canberra Integrated Hub on Admiralty Hill. Click to Expand

The facilities include an indoor sports hall, a hawker centre, senior care centre, polyclinic, a big ActiveSG gym and fitness studios, swimming complex, a therapeutic garden, and fruit orchard & community farm.

These are set against the backdrop of Admiralty House, a conservation building of historical significance that adds focus and character to the development.

Facilities set against backdrop of Admiralty House

Facilities set against backdrop of Admiralty House


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    Project FactSheet

    Name The Watergardens at Canberra
    Status Condominium (Foreigners eligible to buy)
    Address 27 Canberra Drive Singapore 769989
    31 Canberra Drive Singapore 769991
    33 Canberra Drive Singapore 769992
    35 Canberra Drive Singapore 769993
    37 Canberra Drive Singapore 769310
    39 Canberra Drive Singapore 769311
    41 Canberra Drive Singapore 769322
    43 Canberra Drive Singapore 769323
    45 Canberra Drive Singapore 769324
    District 27
    Site Area 27,566.1 m² (296,721 sq ft)
    Floor Area 38,593 m² (415,410 sq ft)
    Plot Ratio 1.4
    Tenure 99 Year Leasehold
    No. of Storeys 5
    No. of Units 448
    Architect TBA

    The Watergardens Floor Plans

    The Watergardens condo floor plans are not ready yet. Please drop us a note via the Contact Form if you would like the Water Gardens floor plans to be emailed to you when available.

    The Watergardens Site Plan

    The Watergardens site is a rather elongated and irregularly shaped parcel of land. Perhaps not the easiest site to maximise built up floor space on. On the other hand, it does present lots of possibilities for intriguing and interesting landscaping, of which UOL is a past master. As the map shows, it was previously forested land.

    To the east of the site across Canberra Drive, which shows as bare land on the map, is an upcoming HDB precinct called Canberra Vista. As new HDB flats go, these Canberra Vista ones are not very tall. Only 10 storeys high, so they don’t overwhelm their low-rise neighbours. They will complete in 2024, slightly before, or around the same time as Water Gardens @ Canberra.

    To the south-west and west of the site is the landed Sembawang Springs Estate. The houses in this estate range between one to three storeys high.

    The Watergardens condo itself will be five storeys high. So the highest floor units facing the landed estate will likely enjoy unobstructed views. Even lower floor units will get to benefit from the low-rise surroundings with better wind flows.

    The Watergardens Showflat · Viewing

    The Watergardens condo showflat is not available yet. Please drop a note via the Contact Form if you wish to be kept alerted when the Watergardens showflat is scheduled for opening.

    The Watergardens Condo Prices · Unit Types

    The Watergardens Price . Unit Types & Sizes . Click to Open / Close


    Unit Description Type No. of Units Strata Area
    (sq m)
    Strata Area
    (sq ft)
    1 Bedroom A TBC TBA TBA
    2 Bedroom B TBC TBA TBA
    3 Bedroom C TBC TBA TBA
    4 Bedroom D TBC TBA TBA
    Total Number of Units TBA

    Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

    The Watergardens Price . Click to Open / Close


    The Watergardens pricing is not finalised yet. Please let us know via the Contact Form if you wish to be kept posted when the indicative pricing is available.



    The land for this development was sold in a state tender in March 2020. It is one of two adjoining 99-year leasehold housing sites in that tender. (The other site next door, Parcel A, is being launched as The Commodore, by JBE Holdings.)

    This one, Parcel B, drew four bids. United Venture Development (2020), controlled by UOL Group, along with Kheng Leong Company and United Industrial Corporation, clinched the plot with a top bid of SGD$270.2 million.

    Under the URA Master Plan, this site is zoned for a plot ratio of 1.4 (ratio of gross floor area to land area). With a land area of 27,566 sq m or 296,721 sq ft, allowable gross floor area translates to 415,410 sq ft.

    Hence the land cost works out to around $650 per square foot per plot ratio (PSF PPR). After factoring in all the development, financing, construction, marketing, and overhead costs, the break-even to the developer could come up to around $1,250 PSF PPR.

    If UOL were to work on the basis of a 10 to 15% margin, we could be looking at a selling price for the Preview of around $1,4xx PSF.

    About the Developer

    The Watergardens Singapore will be developed by UOL Group, in conjunction with UIC (United Industrial Corporation) and Kheng Leong Company.

    All three are actually related, and rank among Singapore’s most trusted local developers. Each comes with an established track record in property investment & development, and a reputation for quality homes.

    Nassim Park Residences by UOL Group

    Nassim Park Residences by UOL Group


    UOL Group Limited (“UOL” or the “Group”)

    Since it started operations in 1963, UOL has shown a commitment to quality and architectural excellence in its work. This can be seen in the properties it has built, and in the many prestigious awards it has won.

    Some of these include the Aga Khan Award for Architecture, the Urban Land Institute Awards for Excellence, the FIABCI Prix d’Excellence Award, International Property Award (Asia Pacific) for Residential Developments in Singapore, as well as Singapore’s own President’s Design Award.

    Development projects by UOL include residential developments, office towers, serviced suites & hotels, and malls like United Square and Novena Square.

    The Group manages and/or owns more than 30 resorts, serviced suites, and hotels across Asia, Oceania, and North America, under 3 brands: ParkRoyal Collection, ParkRoyal, “Pan Pacific”.

    UOL is generally well regarded in Singapore. It has in-depth experience of the local market and what home buyers want. Its vision is to create masterpiece homes from every project, beautifully designed and landscaped.

    The MeyerHouse by UOL . Developer for The Watergardens @ Canberra

    The MeyerHouse by UOL . Developer for The Watergardens @ Canberra

    Among the many homes it has built locally are Nassim Park Residences, Duchess Residences, The Tre Ver, Amber45, Newton Suites, Southbank, Principal Garden, Spottiswoode Residences, Waterbank @ Dakota, Seventy St Patricks, One-North Residences, and Meadows @ Pierce.


    Kheng Leong Company Private Limited (“Kheng Leong” or “the Group”)

    Kheng Leong started in 1949 as an international trading and commodity company. But it evolved into an investment group with interests in real estate investment and property development.

    Nowadays the Group manages a growing portfolio of development projects, apart from other businesses globally. These span the Asia Pacific region from Singapore to Shanghai and Hong Kong, as well as gateway cities such as Sydney, Los Angeles and London.

    Like UOL, Kheng Leong has a reputation for producing quality homes. Many of these have been in collaboration with UOL and/or UIC too.

    Examples include Nassim Park Residences, Principal Gardens, MeyerHouse at Meyer Road, 72 Grange Road, One North Residences, The Ansley, Tudor Ten, Domain 21, Sutton Place, Minton, and The Woods.

    Kheng Leong recently launched 15 Holland Hill, luxury homes at the top of Holland Hill beside Holland Village.

    15 Holland Hill by Kheng Leong

    15 Holland Hill by Kheng Leong


    United Industrial Corporation Limited (“UIC” or “the Group”)

    UIC incorporated in 1963 as a private company in Singapore, and listed on the SRX in 1971.

    It is a fairly big property player, with developments in both prime and suburban locations. The Group’s Singapore portfolio spans 2.5 million square feet of office space, and 1 million square feet of retail real estate. These include SGX Centre, The Gateway, Marina Square, Singapore Land Tower, Clifford Centre, West Mall, ABACUS Plaza, and Tampines Plaza.

    Avenue South Residence by UIC and UOL

    The Avenue South Residence by UIC and UOL

    UIC has also developed residential projects, often jointly with UOL. Some of these are Clavon at Clementi, Avenue South Residence, Clement Canopy, V on Shenton, and The Tre Ver.

    The Watergardens Condo Location · Summary

    The Watergardens Condo Location Map

    The Watergardens Condo Location Map

    1. Location. The Watergardens location is along Canberra Drive, within Sembawang district.

      It sits on the edge of a private residential belt, in between a landed housing estate and a HDB precinct. To its east are the new Canberra Vista HDB flats. On its north is The Commodore, a similar new 5-storey high condominium that will launch and complete at about the same time as Watergardens @ Canberra.

      On its west and south-west is Sembawang Springs Estate, an old established landed housing enclave.

    2. MRT Station. The Water Gardens location is around 350 metres, or 5 minutes walk, to the nearest entrance of Canberra MRT station. From this station, half an hour’s train ride or so should bring residents to Orchard Road. To Raffles Place and Marina Bay would take another 10 to 15 minutes.

    3. Shops, F&B, Childcare, Supermarkets, Banks. The Watergardens condo location is sited in a fairly established estate. So it is quite well catered for, where basic necessities and food are concerned.

      The 118,000 square feet Canberra Plaza is within a short walk away, beside Canberra MRT station. This offers an even mix of shops that include a Fairprice supermarket, lots of dining outlets, various services and lifestyle shops, and children enrichment centres.

      Sembawang Road and Sembawang Shopping Centre are also within walking distance. This shopping centre comes with plenty of F&B and retail options too, including Daiso and a Giant Hypermart that offers an alternative for grocery shopping.

      The Sembawang Road area around it has a number of old cafes and coffeeshops with a laid back feel, and something of a reputation for good food.

      For a big mall experience however, residents can take the train one stop down to North Point City. This is the biggest shopping centre catering to those living in the Yishun / Sembawang district. It offers one-stop retail therapy for almost everything from food to clothes to gadgets. It also comes with a community club, library, and even a town plaza.

    4. Sports & Leisure Amenities. The Watergardens at Canberra location is just down Canberra Drive from Admiralty Hill, where the Bukit Canberra Integrated Hub is sited.

      Bukit Canberra Integrated Hub in Sembawang

      Bukit Canberra Integrated Hub in Sembawang

      Scattered around the 12 hectares of elevated ground here are leisure, community and sports facilities. There is an indoor sports hall, gym and fitness studios, a swimming complex with indoor and outdoor pools, a senior care centre and polyclinic, and plots for a fruit orchard and community farming.

      For a more hang loose and back to nature experience, residents can cycle or take a 5 minute ride up Sembawang Road to Sembawang Beach and Park. That area still retains a bit of a village atmosphere and rural charm.

    5. Sembawang Park and Beach

      Sembawang Park and Beach . Near The Water Gardens Condo

    6. Accessibility. The Watergardens condo location is actually not as unaccessible as many think. A subway ride from Orchard Road takes about half an hour.

      It is just as quick for drivers. At present it takes about 35 minutes off-peak to get to the CBD or Raffles Place via the SLE and CTE network. But when the North-South Corridor completes in 2026, getting onto the expressway network will be faster as the nearest exit is pretty close by. Travel time then could be up to 10 minutes less.


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