The Commodore Showflat Review

The Commodore Location Review

The Commodore’s location is not its strongest suit but things are set to change with upcoming transport developments in the area. Unless you travel to the city on a regular basis, the amenities and facilities in the surrounding areas are plentiful. 

Public Transport

The Commodore is located just a 3-minutes walk to Canberra MRT Station. Proximity to an MRT station is always an advantage as it cuts your travel time significantly. This means that for future residents who don’t drive or prefer to take public transport, they can conveniently get to the city in 30 minutes on the North-South line. 

Driving

For drivers, it will be a slight hassle to drive from The Commodore to the city centre as the nearest expressway, Seletar Expressway (SLE) is about a 10-minute drive away. Drivers will also need to go on the SLE and Central Expressway (CTE) to get to the city. The journey will take around 30 minutes during off-peak hours and might potentially go up to 50 minutes during peak hours. 

But the road connectivity is set to improve once the North-South Corridor (NSC) is completed in 2027. It will take less than 5 minutes to drive from The Commodore to the corridor which directly connects Singapore’s northern region to the city centre. It’s also expected to cut travel times by 10 minutes. The NSC will also seamlessly connect drivers to SLE, Tampines Expressway (TPE) and the Pan-Island Expressway (PIE). 

Amenities 

In terms of amenities, Canberra Plaza and Sembawang Shopping Centre are less than a 10-minutes’ walk away and both shopping malls offer a wide range of shopping, dining and entertainment options. There are also numerous dining options along the shophouses at Sembawang Road nearby. For even more retail and dining options, Northpoint City and Sun Plaza are just one MRT station away. 

Schools

For families considering The Commodore, the good news is that there are numerous schools within a 1km and 2km radius, so it’ll be convenient for your children. These include Sembawang Primary, Ahmad Ibrahim Primary, Canberra Primary, Chongfu School, Wellington Primary, Xishan Primary and Yishun Primary.

There are also plenty of pre-schools nearby like Star Learners and Global Tots Preschool as well an international school, the Sir Manasseh Meyer International School.

Nature spots

For your dose of greenery, there are several nature spots that are within short driving distances to The Commodore such as Sembawang Hot Spring Park, Sembawang Park, Lower Seletar Reservoir and the upcoming Sungei Khatib Bongsu Nature Reserve. The latter is a 40-hectare nature park that would be ready in early 2024. The park also has one of the largest mangrove reserves in Singapore, so it will be a haven for nature lovers.

Another interesting nature spot is the Sembawang Hot Spring Park, where you’ll find mainland Singapore’s only hot spring. Visitors can do various activities there, from taking a foot bath in the hot spring to enjoying the sight of natural streams and more. With several nature spots near The Commodore, its residents can enjoy more green spaces close to home. 

The area around The Commodore

The Commodore is situated in a quiet neighbourhood, with private landed residential houses and condominiums as its immediate neighbours. The development is located in between another new launch condominium, The Watergardens @ Canberra (TOP: 2026) as well as Jalan Sendudok Park.

Image source: Google Street View of Jalan Sendudok Park

The latter is a quiet park with a kids’ playground and running track, making it a great spot to relax and exercise. Hence, the area surrounding The Commodore is relatively peaceful, perfect for those looking to get away from the hustle and bustle of the city.

Just opposite the road from The Commodore, there will be a cluster of BTO flats, Canberra Vista, which will TOP in September 2024. The only problem we foresee is that if you intend to move in within the first year of the TOP, you might experience some noise from the construction at the neighbouring The Watergardens @ Canberra.

Concept

The Commodore’s developer, JBE Holdings, chose the name “The Commodore” as they wanted to draw inspiration from Canberra’s past as an important naval enclave within Sembawang Naval Base during the British colonial period. 

JBE Holdings has been a real estate developer for more than 15 years and has a portfolio of private, ECs and landed housing developments. Some of the condominiums that JBE Holdings has developed include The Luxe in District 9, The Signature at Yishun and SkyPark Residences at Sembawang. 

One of JBE’s interesting developments is The Signature at Yishun, an EC with a unique concept inspired by Singapore’s rich culture and history. The condo has facilities like a clubhouse designed with a pineapple monogram, a ‘Chapteh’ terrace and ‘Five Stones’ water ponds. 

In the same vein, The Commodore has an interesting story as well. Canberra’s first resident was the topmost naval officer in Singapore at that time, the Commodore Superintendent of the Royal Navy Dockyard. Hence, the developers of The Commodore wanted to carry on the prestige by setting themselves apart from other developments and differentiating their products.

Image source: JBE

One of the things that reflects The Commodore’s prestige is the drop-off, located at the basement level of every block, which has been designed to resemble a luxury hotel. Imagine driving into The Commodore and being greeted with marble-like tiles and timber laminated panels at its drop-off.

There’s even an on-demand concierge service, so it’s almost as if you’re coming home to a luxury hotel every day. Concierge services in luxury developments will usually help residents in calling for a cab, receiving deliveries for residents, making arrangements for cleaning services and more.  

In terms of parking, there’s also a 1:1 ratio of units to parking lots which is a rarity these days. Many developments only have about 80% parking lots for the number of units. Considering that The Commodore is already situated very close to the nearest MRT station, this is definitely a bonus for future residents. What’s more, there are also charging stations for electric cars.

Facilities at The Commodore

Since the pandemic, more people are staying home and spending more quality time with their families. The good news is that there are several facilities dedicated to families with children, including a Children’s Playground, an Activity Room and a Chess Corner that’ll keep your kids occupied.

Image source: JBE

Furthermore, there’s also a Tree House for your young ones to unleash their inner adventurer. These kid-friendly facilities are what makes The Commodore family-friendly and the perfect place to raise your family.

Besides play areas for kids, The Commodore also has green spaces for families to spend time outdoors. The Commodore’s Lawn is a 50m green stretch where you can have picnics with your loved ones or even enjoy some sports.

For more intimate gatherings, residents can also head to the Picnic Lawn or the Family Lawn. It’s rare to see open green spaces in Singapore and hence, this is a breath of fresh air and gives residents a respite from the city.

Image source: JBE

The pool area has also been designed with families in mind. On one side, adults can look forward to a 50m lap pool and a Spa Pool to enjoy a relaxing dip. Just beside the Spa Pool is a Children’s Wading Pool which is perfect for those with young kids. So, parents can enjoy their swim in the 50m lap pool alongside their children. 

However, the downside is that for singles and young couples, you won’t be able to get much peace and quiet while swimming in the 50m lap pool as there will be some noise from the children’s pool. But what’s great is that you won’t have to worry about the pool getting crowded considering the low unit-to-pool ratio. 

At the end of the 50m lap pool is the Clubhouse, a facility that is usually found in luxury developments. Residents can host private gatherings at the Clubhouse, complete with a full-service Chef’s kitchen. For residents who frequently entertain guests, either for business or leisure, this is something that will be of interest to them. For owners of the smaller units like the 1 or 2-bedders, the Clubhouse is perfect if you’re looking to entertain bigger groups of guests. 

The Clubhouse is also great for parents who are looking for an impressive venue to throw birthday parties for their kids. Rather than splurging on an expensive venue, you can enjoy the full-service Chef’s kitchen and have the same luxury experience. In case you’re wondering what it might look like, a replica of the Clubhouse is available for preview at the showflat. 

The Clubhouse also has luxurious seats and plush work hives for hot-desking. This caters to changing habits of the pandemic where more people are working from home. This will be a great alternative for parents who are working from home and need some time away from their kids during meetings.

Young couples who want a fresh change in their work-from-home environment would also find these work hives useful. 

Image source: JBE

Beyond the open spaces, there are also little nooks scattered around the development where residents can enjoy a therapeutic time in nature. These include a cascading water feature, a bamboo pavilion, forest cabanas and even a yoga deck, among others.  

Unit Layout of The Commodore

The Commodore Showflat: 2-Bedroom Premium + Study (B3)

Total no. of units (2-bedrooms)

• 85

Who is it suited for?

• Families with 1 or 2 children
• Couples
• Tenants

Out of The Commodore’s 219 units, the 2-Bedroom Premium + Study (B2 to B5) make up 60 units while the 2-Bedroom (only B1) make up 25 units.

2-Bedroom Premium + Study Floor plan

Walkthrough of 2-Bedroom Premium + Study

The showflat that we visited was the 2-Bedroom Premium + Study which was 743 sq ft (69 sqm). Units with a study room make up the majority of the apartment types at The Commodore. With more people working from home since the pandemic, this is a plus point for buyers.

Common areas of 2-Bedroom Premium + Study

Due to the dumbbell layout of the unit, there isn’t any foyer when you enter the unit and you’ll immediately be greeted by the kitchen. Hence this unit type has an efficient layout which ensures full usage of space.

Though this unit isn’t exactly the largest of 2-bedroom units we’ve seen, there is a considerable amount of space in the kitchen. The square layout of the kitchen allows everyone to have their own space without encroaching on each other.

There’s also generous space for two or more Chefs to work concurrently in the kitchen, especially when they are cooking a feast to entertain guests. 

One thing that is easily recognisable in the kitchen is its luxury finishings. The developers have fitted the kitchen with Silestone (made from over 90% natural quartz) countertop by Spanish manufacturer, Cosentino. It is low-maintenance but yet stain-resistant, shock-resistant and scratch-resistant, which means it’ll last for many years to come. 

As with most kitchens in 2-bedroom units, there is an induction hob and hood as well as a built-in oven by Bosch, considered to be one of the top brands for kitchen appliances. The refrigerator and washer-dryer are supplied by Samsung, which is energy-efficient and thus, will help you save on electricity bills. 

The kitchen in all units also comes with a dish rack on top of the sink. This is a bonus feature which is usually done by interior designers but in this project, it’s provided by the developers. Details like this show how much thought The Commodore’s developers have put in to differentiate their products and provide an added convenience to residents. 

Thanks to the frameless fixed glass panel above the sink, it creates a partially enclosed kitchen but yet still retains the feel of an open concept kitchen. However, this might not be suitable for all residents.

Some might find that they aren’t able to cook proper meals without stinking up the kitchen as there are no windows for proper ventilation. Those who prefer a full open-concept kitchen might also feel that they can’t fully maximise the space in the unit.

The living room area is comparable to the 2-bedroom units in other projects and it can fit a compact 3-seater sofa. The width from the sofa to the TV console area is also pretty standard.

The ID has chosen to fit a small round coffee table and this provides more space for residents to move around the living room. If you’re someone who loves a bigger coffee table, you could still fit it in but you might not have the luxury of space to move around freely. 

One important thing to consider is finding the perfect sofa as you’re constrained by the wall behind it. For those of you who value aesthetics, this is one more consideration as you might have to pay more attention when shopping for a sofa. 

As for the dining area, the ID has placed a regular-sized table for 4 in the middle of the dining area. But if you prefer a different arrangement, you can also choose to push the dining table to the corner for an L-shaped dining concept. This would certainly give you more room to move around in the dining area. 

In line with The Commodore’s luxury theme, Italian porcelain tiles are used in the living and dining rooms as well as the kitchen and bathrooms. Not only do they look posh, but these tiles also are strong and durable, highly resistant to wear and tear and are easy to maintain.

Opposite the dining area, you’ll find the study area which is a narrow space situated in between Bedroom 2 and the common bathroom. The layout here is simple and functional, suited to meet the needs of those who are working from home. 

However, as this study area is not a proper room, it is only able to accommodate 1 person. As it’s situated outside Bedroom 2, it also does feel like the study area is an extension of the bedroom. This makes it a great study space for the person who’ll be sleeping in Bedroom 2. For instance, if you’re a family of 3, this would be a suitable study space for your child. 

Alternatively, if you’re a young couple without kids, you can also make use of the study space as your work-from-home area. 

Bedrooms

Bedroom 2 is located adjacent to the study area. What the ID has done here is to fit a single bed, and a dressing table to show that there’s still a considerable amount of space to move around the room. 

You could fit in a queen-sized bed if you wish to, but that would leave little space to move about. Considering that the target demographic of the 2-bedroom unit is either a family with one child or a young couple who would turn their second bedroom into a guest room, this is probably an accurate representation of what the room would look like for most residents. The bedroom also does not have full-length windows due to the A/C ledge.

Next, we have the Master Bedroom which is a decent size for a 2-bedroom unit. A King-sized bed is placed here, together with a built-in side table and even then, you can still see the amount of space that you have. As compared to the other bedroom, the master also has floor-to-ceiling windows, which makes it seem even more spacious. 

All bedrooms in the 2-bedroom units are also fitted with engineered timber flooring as well as a 2-panel wardrobe. However, we would have preferred it if there was more wardrobe space in the master bedroom, considering that the master bedroom is likely to accommodate one more person as compared to Bedroom 2. 

Last but not least, let’s move on to the bathrooms. There are 2 bathrooms in the 2-bedroom unit and both the common and master bathrooms are of the same size. One important feature that we’d like to highlight is that both the common and master bedrooms are equipped with a rain shower. Most developments only reserve the rain shower for master bathrooms, so this definitely shows The Commodore’s commitment to differentiating its product from others. 

Planning on purchasing the 2-Bedroom Premium + Study and wondering what other layouts you can consider? 

The B4 and B5 types are bigger units with a size of 786 sq ft (73 sqm) and an L-shaped layout. For these larger units, the unit opens to a study area which is a rather unconventional layout. It’s also a little disruptive to have the study area at the entrance as people will be walking in and out of the house. 

But the upside is that the area can double up as extra space if you actually don’t need a study space. Here, you have the option to turn the Study space into a foyer, a small seating area or even extra storage for your shoes.

B2 unit (743 sq ft)    

B3 unit (Showflat unit - 743 sq ft)

However, If you do intend to have a proper space for studying or for working from home, we’d recommend the B2 and B3 unit types. 

The Commodore Showflat: 4-Bedroom Exclusive + Study (Penthouse) (D3)

The other unit type that was featured in the showflat was the 4-Bedroom Exclusive + Study (Penthouse) with a size of 1647 sq ft (153 sqm).

In total, there are four different configurations of 4-bedroom units, with sizes ranging from 1184 sq ft to 1658 sq ft.

• 4 Bedroom [D1, D1 (p1), D1 (p2)] - 1184 sq ft, 15 units
• 4 Bedroom Penthouse [D1(PH)] - 1356 sq ft, 4 units
• 4 Bedroom Premium + Study [D2, D2 (p1), D2 (p2), D3a (p2), D4a (p1) - 1270 to 1378 sq ft, 22 units
• 4 Bedroom Premium + Study Penthouse [D2 (PH)] - 1464 sq ft, 5 units
• 4 Bedroom Exclusive + Study [D3, D4] - 1421 to 1432 sq ft, 6 units (Showflat unit) 

If you’re looking to get the 4-Bedroom, 4-Bedroom Premium + Study as well as the 5-Bedroom Exclusive + Study, this showflat model would be a good gauge.

Total no. of units (4-bedrooms)

• 54

Who is it suited for?

• Larger families
• Multi-generational families 

4-Bedroom Exclusive + Study (Penthouse) Floor plan

The “Exclusive” unit types come with a private lift lobby. There are only 18 such units and they are either 4 or 5-bedroom units. Accounting for less than 10% of the total number of units at The Commodore, the Exclusive units are targeted at those who value the privacy of having their own private lift and are willing to pay the premium for it.  

Units with private lifts are usually more commonly seen in Singapore’s upscale districts such as District 9 or 10. So, this is a good alternative as it offers luxury at a more accessible price point as compared to those developments in Singapore’s more central districts.

The showflat did an excellent job in showing how the private lift lobby leads into the unit. There’s a sizable foyer that greets you as you enter the unit. It seems like this area was designed to look like a hotel lift entrance. This is in line with the look and feel of The Commodore’s luxurious hotel-like concierge which we mentioned earlier. 

The ID has mounted a side table as well as a small seating area with display shelves, so it could be anything you fancy, really. Another practical suggestion is to fit in some shoe shelves. 

Common areas of 4-Bedroom Exclusive + Study (Penthouse)

Unlike the 2-bedroom unit, the kitchen in the 4-bedroom unit is fully enclosed and is much larger too, with a rectangular layout. With the number of people that are expected to live in this unit, the kitchen seems to be able to accommodate that. 

However, unlike some other luxury developments which have a wet and dry kitchen, there is no such concept here. If you’re someone who loves having a dry kitchen to entertain guests or have drinks and snacks, then this would be something to take note of.

Instead of an induction hob, you’ll get a gas hob, which is usually a standard provision for larger units as there’s a tendency for its residents to cook more, especially if they are a huge family. Both the gas hob and oven are from high-end kitchen appliance brand, Bosch. 

All kitchen cabinets are also fitted by Austrian brand, Blum and they come with compartments which will make organising your cutlery and other accessories easier. This is especially important in a 4 or 5-bedroom unit where your kitchen might be cluttered with a lot of things due to the size of the household. 

Similar to the 2-bedroom kitchen, there’s also an overhead rack above the sink for you to dry your plates, cups and cutlery. As the sink area in the 4-bedroom unit is larger, the rack is also double the size of the one in the 2-bedroom unit.

Perhaps what sets the 4 and 5-bedroom units apart from the rest is the abundant yard space. Extra yard space is always good as you can have a separate area to do your laundry. As mentioned earlier, the larger units cater to multi-generational families and hence residents might be living with older folks who might prefer drying their clothes naturally instead of using the dryer.

The yard also comes with a pretty decent window so there’s enough ventilation especially if you intend to cook a lot.  

Besides having extra space to do laundry and ventilation, the yard is also self-sufficient. There’s a small room which you can keep as extra storage space or even turn it into a helper’s room as it can fit a single bed. Not to mention that the yard’s toilet comes with a shower too.  

As this is the penthouse unit, the ceiling in the living and dining area reaches an impressive height of 5.2 metres, which is one of the highest we’ve seen for penthouses so far.

Though you’d have to pay a premium for it, the openness and extra space that you’ll get is worth it. With the chandelier that the ID has installed for the showflat, it adds a touch of grandeur to the living and dining areas.

The real unit won’t have a chandelier but you can see just how much the high ceiling accentuates the space in the unit.   

With the living and dining area sharing the same space without any partitions, you’ll have the liberty to organise your furniture in any way you please. What the ID has done for the showflat is to separate the two areas. If you choose to do the same, the living area could probably fit a 4-seater sofa or even an L-shaped sofa.

As for the dining area, you can even fit up to an 8-seater table, as demonstrated in the showflat. Alternatively, if your family has fewer people, an extendable would also work as that will give you more space to move around. 

The balcony is also larger than most other 4-bedroom units as it spans the entire length of the living and dining area. Most other projects would only have the balcony as an extension of the living room (like what you see in The Commodore’s 2-bedroom unit).

Perhaps you might even want to consider outdoor dining at the balcony or move some of the seating areas from the living area to the balcony. As the unit caters to a large family, you can imagine just how crowded it will get especially when you’re hosting family gatherings. Hence, having more space to move around the common areas is always better. 

Similar to the 2-bedroom units, the study area in the 4-bedroom unit is also a narrow space that’s located beside the common bathroom. But the good thing is that this area seems more private than the one in the 2-bedroom unit. 

You might even want to consider fitting in a sliding door so that you’ll get a proper study room or work-from-home space for you to focus. With the number of people living in the house, having a dedicated study room is definitely a bonus. 

Depending on how much space you need and how you design the room, there’s a possibility that the study room would be able to accommodate two people. What’s more, the study area also comes with a window, allowing natural light to stream in during the day. This makes the room seem more spacious. 

Bedrooms

The Master Bedroom comes at a size of 172 sq ft (16 sqm), which is slightly larger than the average size of master bedrooms.

Even with a King-sized bed, a side table and a dressing table, there’s still plenty of room. The distance from the headboard of the bed to the wall is also longer than average. 

So, you have the option of keeping the area in front of the bed empty or installing some shelves. If you like having some entertainment in the master bedroom, you can also consider having a wall-mounted TV.

What’s great is that there are two sets of fitted wardrobes (one on each side outside the bathroom), which means more storage space for the Mr and Mrs of the master bedroom. 

The master bathroom is similar to all the other bathrooms that we’ve seen so far in both the 2-bedroom and 4-bedroom units. While the bathroom is adequately sized, it has a rain shower and is fitted with luxury brands, we had expected more from the master bathroom of a 4-bedroom unit. 

What we’d love to have seen are facilities such as his and her sinks or even a bathtub which some other luxury developments provide. This is usually an added advantage to owning a premium 4 or 5-bedroom unit.

When you compare the bathroom to the other premium features that the 4-bedroom unit has to offer like a 5.2m high ceiling, private lift and extra yard space, the bathroom pales in comparison.

Besides the master bedroom, there are 3 other bedrooms, each of them with a size of about 8 sqm. These bedrooms are also able to fit up to a queen-sized bed, which goes back to the target demographic of a huge or multi-generational family that’s most likely to live in the 4-bedroom unit. However, that would leave you less space to move around. 

Of course, if you intend to fit a single bed, you will still be able to fit in a small work desk. This is a necessity for school-going children or if there are multiple family members working from home. As the study area is only able to accommodate 1 or 2 people, having work desks in the bedrooms is a good alternative.

Stack Analysis

The Commodore consists of 6 apartment blocks and each of them are 5-storeys high. The layout is also very linear and compact, which means you won’t have to walk that far to get to any facility. 

In terms of views, the units won’t be that different considering that the development is low-rise. If we do have to choose, stacks 21 to 22, 27 to 28, 29 to 30, 35 to 36 will have the best views of greenery as they are facing Jalan Sendudok Park. But that’s only if you have a unit that’s on the upper floors.

These stacks are also a mix of all bedroom types. However, based on the URA Master Plan, half of the park has been zoned for residential use and unfortunately, it is the zone that’s closer to The Commodore. So, unless you’re only planning to stay for a few years, getting a unit facing the park won’t exactly be an advantage. 

The rest of the stacks are mostly inward-facing except stacks 3 to 6 and 11 to 14. However, these don’t exactly have the best views either. They will be facing The Watergardens @ Canberra and if you’re moving in within the first 2 years of TOP, there will still be some construction going on. 

As for the inward-facing stacks, you’ll either be facing the 50m lap pool or the Commodore’s Lawn and children’s play area. So, this really depends on what you’re looking for. The 50m lap pool would give you a resort-like feel but that also means it might get a little noisy at times, with the sound of water splashing and children playing on weekends. The lawn might be a better option if you prefer something quieter. 

Apart from Blk 63 which is where the exclusive units with private lifts are located and 4 units on each floor, the rest of the blocks are pretty much the same, with 8 units on each floor.

The Commodore Price Comparison

Here’s the transacted pricing for The Commodore:

In this price analysis segment, we’ll be looking at 1 to 4 bedroom units. 2, 3 and 4-bedroom units are usually predominant unit types in family-friendly projects like The Commodore. Hence, we’ve decided to look at the prices of these units in the region to give families and young couples a better idea of how The Commodore compares to the rest. 

Beyond that, we will also look at the prices of 1-bedroom units in the area as The Commodore’s starting quantum is S$700,000 which is a very accessible price point. Hence, we’ll be comparing it to other 1-bedroom units to see if it’s indeed attractive.  

Comparison of The Commodore’s 1-bedroom unit with projects nearby

Among the new launches in Districts 26, 27 and 28, The Commodore is the only one that offers 1-bedroom units. Hence, we’ll look at all sale transactions of 1-bedroom units in the district in the past year instead, including resale.

If you look at the average price PSF, The Commodore is on the higher side at S$1,599 while most other projects are around the S$1,200-S$1300 range.

When you look at the average quantum, The Commodore also seems to be on the higher side, ranging from S$700,000 to S$773,000. But there are several factors that could explain why The Commodore is commanding a higher price. 

Firstly, The Commodore is the only new launch project in D27 with 1-bedroom units. It’s also the only new launch with 1-bedroom units in the whole northern region (D25 to D28). 

While the prices of the 1-bedroom units of other projects nearby are lower, many of them have a TOP date of 5 years or more with the exception of The Wisteria (TOP: 2019) and North Park Residences (TOP: 2020). Hence, if you’re someone who prefers new launches to resale and are looking to get a 1-bedroom unit in the North, then The Commodore is probably your best bet. 

Plus, an older development might mean that the value of your house will depreciate. So, The Commodore makes a good option for potential investors.

Next, if we look at the location, The Commodore (26) has the closest walking distance to an MRT station, Canberra. North Park Residences (10) is the only other project that is located close to an MRT station but its prices are comparable to The Commodore. 

It’s also the most recently completed development which TOP-ed in 2020. The average price PSF ranges from around S$1,519 to S$1,624, with its average quantum ranging from around S$650,000 for smaller units to S$860,000 for larger units. But that could be attributed to its great location, which is right above Northpoint City. 

Northpoint Residences is directly above Northpoint City (Image source: Frasers Centrepoint Homes)

Both The Commodore and North Park Residences are conveniently located but they differ in the type of lifestyle they offer. North Park Residences has a bustling mall at its doorstep, for those who like to be in the centre of everything. On the other hand, The Commodore is for those who are looking for a balance of living in a quiet neighbourhood and the convenience of having amenities nearby. 

For investors looking to rent out their apartment or want to sell off their house after a few years, The Commodore’s 1-bedroom unit would be suitable. Its location is close to Canberra MRT station and being a new development also gives it an edge over the rest in terms of rentability and selling it in future. 

For singles who are looking for a 1-bedroom unit and don’t mind an older development, there are other resale projects nearby worth considering, which are more affordable than The Commodore.

Comparison of new launch projects nearby (2-Bedroom)

Here’s how The Commodore’s 2-bedroom prices compare to other new launch projects nearby. As there are not many new launches in D27, we’ve decided to compare them with new launches in the surrounding districts. 

Out of the list above, Kandis Residence, The Essence and Parc Botannia have either just TOP-ed in 2021 or are soon to be completed. That’s why in terms of their average price PSF, they are significantly lower than The Commodore and The Watergardens at Canberra. Their 99-year lease also started a few years earlier during their launches.

But due to the variations in unit sizes, some units had a quantum that is comparable to or even more than The Commodore. 

Kandis Residence (Image source: Tuan Sing Holdings Limited)

Kandis Residence and The Essence are both smaller boutique developments and hence, their offerings are different from The Commodore. On the other hand, Parc Botannia is a much larger project with 735 units and hence, it will most likely attract different types of buyers. 

The Watergardens at Canberra Artist's Impression

In terms of development size, location and TOP date, The Watergardens is the most similar to The Commodore. Hence, we’ll go in-depth to compare the two projects. The Watergardens is located just beside The Commodore and both were part of Government Land Sales (Parcel A and B) in November 2019. It is a bigger development, comprising 296,722 sq ft and 448 units while The Commodore is 143,326 sq ft with 219 units. It also launched a few months earlier in August 2021. 

Based on the amenities and dining options nearby, both projects are similar. The only difference is that the distance from The Commodore is a little closer to Canberra MRT station. The Watergardens is a little cheaper than The Commodore in terms of average price per psf but as the unit sizes are slightly larger, the overall quantum for both are comparable. 

As for maintenance fees, it’s estimated to be $330 for The Commodore and $360 for The Watergardens, which shouldn’t make much of a difference since The Commodore is a little more expensive. Hence, it will boil down to the layouts of both 2-bedroom units.

The Commodore 2-bedroom unit (624 sq ft)

The Watergardens 2-bedroom unit (646 sq ft)

The smallest 2-bedroom layouts for both projects are almost identical as both have dumbbell layouts. One difference is that the size of the master bedroom for The Watergardens is slightly bigger than The Commodore. 

While both master bedrooms don’t have ensuite bathrooms, the Watergardens has a “master” bath that is located right outside the master bedroom. This is not the case for The Commodore which has the bathroom nearer to the other bedroom instead. So, in terms of layout, The Watergardens has a slight edge. 

Both projects have affordable entry prices for 2-bedroom units which start below S$1 million. This is lower than the average price of other 2-bedroom units of new launches in the OCR which is around S$1.1 million. 

For those who prefer bigger units, both The Commodore and The Watergardens offer more premium 2-bedroom units which have more space. In this aspect, The Watergardens has more options as there are some units with a fully enclosed kitchen, 2 bathrooms and/or study room options as well as L-shaped layouts. 

The Commodore has lesser unit layout configurations. All its premium units come with a study area and this might limit options for some buyers who might not need a study room.

The Watergardens Site Plan

In terms of facilities, The Watergardens seems to have an edge over The Commodore due to its larger site area. They include a 50m lap pool and other smaller pools that cater to those with kids, gardens, play areas and facilities for family bonding like a karaoke and games room. There’s also an Early Childhood Development Centre Facility, which is convenient for those with young kids. 

Artist’s impression of The Commodore’s Clubhouse

For The Commodore, their selling points are luxury facilities like a Concierge and a Clubhouse. If these are facilities that you will be using frequently, then The Commodore sounds like a more attractive option. Otherwise, it depends on the lifestyle that you’re interested in. The Watergardens will have a little more activity while The Commodore will cater to a more quiet, laidback lifestyle.

One thing to also consider is that the TOP date for The Commodore is 2024 while The Watergardens will only be completed in 2026. For residents of The Commodore, this means shorter waiting time for your house to be completed since the launch date was later than The Watergardens. However, if you don’t mind waiting or need more time to save up for your house, then The Watergardens might be a better choice. 

Transaction history of 2-bedroom units in District 27 in past 1 year 

If you look at both the average quantum and average price psf for 2-bedroom units that were transacted in D27 in the past year, The Commodore and The Watergardens at Canberra fare above average. Considering that these are the only two new launches in D27 in 2021, it’s understandable that their prices are higher than the rest as they don’t have much competition.This does not take into account the ECs like Provence Residence and Parc Canberra as these are subsidised by the government. 

But while the bulk of the higher transactions comprised The Commodore and The Watergardens, the top transactions were from North Park Residences with average price PSFs of over S$1,650. As mentioned earlier, North Park Residences might command a higher price due to its good location at Northpoint City. 

Comparison of new launch projects nearby (3-bedroom)

Here’s how The Commodore’s 3-bedroom prices compare to other new launch projects nearby.

We see a similar price trend for the 3-bedroom units as compared to the 2-bedroom units. Kandis Residence, The Essence and Parc Botannia continue to have lower average psf prices than The Commodore. 

In terms of average quantum, The Essence’s 3-bedroom units are more expensive, with prices of up to S$1.8 million and this is due to their larger unit sizes. For those with a larger budget and are open to another location like Springleaf, The Essence seems like a viable option as you’ll be getting more bang for your buck.

Transaction history of 3-bedroom units in District 27 in past 1 year 

When compared to the projects in D27, both The Commodore and The Watergardens are on the higher end of the price spectrum, for both the average price psf and quantum. This is similar to the trend for 2-bedroom units.

North Park Residences also had the highest transactions for 3-bedroom units. Some of its units which are smaller than The Commodore had average price PSFs going over S$1,600. Hence, this shows that location and proximity to an MRT station is a huge factor in influencing prices.

Hence, The Commodore and The Watergardens’price point might be as such due to their proximity to Canberra MRT station.

Comparison of new launch projects nearby (4-bedroom)  

Here’s how The Commodore’s 4-bedroom prices compare to other new launch projects nearby. We’ve decided to use the 4-bedroom Premium + Study as a basis for comparison as it’s the predominant unit type. Plus, the other projects that we’re comparing with also have similar 4-bedroom unit sizes. 

In terms of new launches with 4-bedroom units, there aren’t many in the northern region. In D27, The Commodore and The Watergardens are the only new projects with 4-bedroom units. This excludes Provence Residence and Parc Canberra which are ECs and have subsidised prices. 

The average psf prices for 4-bedroom units for both The Commodore and The Watergardens are very close. The gap is much closer than what we’ve seen for 1 to 3 bedroom units. In terms of average quantum, both are also very comparable although The Commodore has a wider range as some units are larger than The Watergardens. The latter has maintenance fees of $420 while The Commodore has maintenance fees of $385. Let’s look at the unit layouts to see how they compare:

The Commodore 4-bedroom Premium + Study (1270 sq ft) - D2             

The Watergardens 4-bedroom Premium (1302 sq ft) - 4P2

These two units are the smallest of the premium 4-bedroom units in both projects. Both units have a pretty similar L-shaped layout. Both kitchens are enclosed and have a yard with W/C as well as a store/utility area. The only difference is that The Watergardens has a dry kitchen with a wine chiller, perfect for those who love to entertain guests. At The Commodore, only its 5-bedroom units come with a dry kitchen. 

The bedrooms are also in a similar configuration and sizes. What’s different is that while there are only two bathrooms in The Commodore, there are three bathrooms in The Watergardens. As 4-bedroom units are usually for large families, this is definitely a good provision as three bedrooms will be sharing two bathrooms instead of one. 

However, instead of having an additional bathroom, The Commodore’s premium 4-bedroom units all come with a study area instead. So, both layouts cater to the different needs of families.

The Watergardens 4-bedroom Premium (1302 sq ft) - 4P1

Besides the unit layouts above, both projects also have other unit configurations. The Watergardens’ other 4-bedroom unit of the same size has a Junior Master bedroom with an ensuite bathroom. 

This is great for multi-generational families where there might be more than one married couple. The couple staying in the Junior Master bedroom will be able to have their own space. At The Commodore, only the 5-bedroom units come with a Junior Master bedroom.

The Commodore 4-bedroom (1184 sq ft) - D1  

The Commodore 4-bedroom Premium + Study (1378 sq ft) - D3a/D4a

For those who prefer more variety, The Commodore has a wider range of unit layouts than The Watergardens and this might be a plus point for some. If you’re looking for a cozier 4-bedroom unit,  type D1 does not come with a study area. 

For those interested in the premium units but want more space, they can also opt for type D3a or D4a which come with a wider balcony and a shelter for more storage space. For buyers who value even more space and privacy, The Commodore has its 4-bedroom Exclusive + Study units which come with a private lift (D3 and D4). This is also the showflat unit that we reviewed above.  

Transaction history of 4-bedroom units in District 27 in past 1 year 

Similar to what we’ve seen earlier, the 4-bedroom unit prices for both The Commodore and The Watergardens are higher than the other projects in D27.

One reason could because they are the only new launches in the area with 4-bedroom units while other nearby projects have TOP-ed for a few years or more. Hence, buyers who prefer new launches over resale condos would still be inclined to purchase The Commodore and The Watergardens. 

If you look at the volume of 4-bedroom units transacted in the past year, it also shows that there are only an average of 5 resale units sold per month. This shows that while resale 4-bedroom units are cheaper, there might not always be a supply and when there is a unit up for sale, you might not have the luxury to choose a unit that suits you best. 

Plus, you might also have to factor in any renovation costs. But what’s great is that you won’t have to wait for a few years before moving in to your new home. Hence, it depends on what you value and how long you’d be able to wait before getting your 4-bedroom unit.

Transaction history of new launch projects in District 27 vs OCR in past 1 year 

It is also useful to look at the prices of new launches in District 27 versus the OCR. As you can see, even though The Commodore is more expensive than projects in the same district, its average price PSF is lower than the average for OCR projects. 

Of course, we can’t ignore the fact that the OCR is a huge area and developments closer to the city will definitely command a higher price. But if buyers don’t mind living in the north, The Commodore is an opportunity for them to enjoy luxury at a more accessible price point.

Appreciation Value Analysis

Based on the URA Masterplan, there are several upcoming developments that The Commodore’s residents can look forward to, mainly the North South Corridor and Bukit Canberra Hub. 

Image source: LTA

The North-South Corridor (NSC) is a 21.5km network of viaducts and tunnels that will directly connect Singapore’s North to the city centre. Expected to be completed in 2027, the corridor will significantly cut travelling time for residents living in the north to the city by 10 minutes or more.

Currently, most residents from these neighbourhoods travel to the city via Central Expressway (CTE) as well as major roads like Thomson and Marymount Road, which frequently causes traffic delays. Hence, the NSC will help ease congestion on the current roads. Even if you’re not driving, the NSC is expected to pave the way for new express bus services which will help reduce travelling time by bus by up to 30 minutes from the north to the city. 

Image source: URA

Another new development is the Bukit Canberra Hub located within walking distance to The Commodore. The 12-hectare recreation hub is set in a park and will have a polyclinic, swimming complex, hawker centre, indoor sports hall and a community farm & fruit orchard among others. Hence, this adds to the list of facilities and amenities that residents can enjoy. 

Summary

For families with young children and are looking to enjoy luxury living, The Commodore should appeal to you. Even though the development is far from the city, families have little to worry about as there’s a wide variety of kid-friendly facilities available. Plus, there are many educational institutions and pre-schools within close proximity. 

Newly married or young couples might also see a future in The Commodore as it promises luxury and improved quality of life with an affordable starting price. Those who are planning to have children would also benefit from the range of facilities.

For older or multi-generational families who are already living in the North, The Commodore presents an opportunity for you to upgrade from an HDB or downgrade from landed property. If you’re upgrading, you’re probably looking for a lifestyle change and The Commodore’s luxury touches might just be what you’re looking for without having to pay a premium of an upscale district. The location also won’t be an issue since you’re already familiar with it. 

When compared to new launches in the OCR, The Commodore does have an attractive price point with 1 and 2-bedroom units below S$1 million. But for those who want more affordable alternatives and don’t mind older developments, there are plenty of options in the resale market with much lower average price PSFs. 

For potential investors, The Commodore is one of a few new launches in the northern area and it might seem like a great opportunity to invest in its 1 or 2-bedroom units. However, while prices are lower than other new projects in the OCR, investors will have to decide if buying a condo in the north would yield as much in appreciation value versus condos that are nearer to the city.