The Commodore

Everything about The Commodore follows from scale. 219 households in six five-storey blocks means no tower, no high-floor premium and no forty-storey lift queue, and it also means a smaller committee funding a smaller facility deck. Our guide to the truth about boutique condos works through where that trade lands. Two years of occupancy is the other half of the story: the landscaping has grown in, the neighbours are known and the resale market has set a price in public. The sections below cover that price, the ladder behind it, the supply picture and who the address fits.

The Commodore Prices: A Record You Can Check Rather Than Trust

As of July 2026, the last sixty caveats at The Commodore cleared between $1,404 and $1,933 psf with a median at $1,707 psf. Narrow to the twelve months to July and 28 caveats ran $1,622 to $1,883 psf with a median at $1,732 psf. The recent band is tighter and slightly higher than the longer one, which is the signature of a resale market that has found its level.

The individual trades fill in the detail. A 624 sqft two-bedder cleared at $1.11m in July 2026 and an 1,184 sqft four-bedder at $2.02m in the same month. A 463 sqft one-bedder went at $828,000 in March 2026, a 1,464 sqft penthouse at $2.48m in January, and the 1,668 sqft five-bedroom exclusive last traded in December 2025 at $2.85m.

Position sets the comparison before any number does. The Watergardens at Canberra is the closest private neighbour at 160 metres, a 448-unit garden estate completed the same year, so the choice between them is grounds and scale rather than age. Canberra Crescent Residences brings the pocket’s launch pricing and Norwood Grand prices the corridor’s western end at Woodlands. The completed discount against launch pricing is the observable spread between them, and it is the clearest number in this comparison because both sides of it are public. Our Q2 2026 property market review sets the backdrop for completed outside-central stock.

One technical note. The Commodore was developed before GFA harmonisation took effect, so its strata areas still include aircon ledges that the newer rulebook excludes. Comparing its psf against a post-harmonisation launch is not comparing identical square feet, and the honest comparison adjusts for that first.

Weighing an offer here? Speak to us before you make it. We’ll run the block, floor and facing numbers with you, honest advice, no pressure. WhatsApp us.

The Commodore Floor Plans: A Penthouse Layer the Pocket Lacks

Twenty-four penthouses in a 219-unit project is a striking allocation, and it runs across seven formats: two-bedroom at 915 sqft, three-bedroom at 1,152 sqft, three-bedroom premium at 1,184 sqft, four-bedroom at 1,356 sqft, four-bedroom premium at 1,464 sqft, four-bedroom exclusive from 1,647 to 1,658 sqft and two five-bedroom exclusives at 1,905 to 1,916 sqft. An upgrader who wants that much space without moving to landed property has few options in the north, and a top-floor home in a five-storey block is a different kind of purchase from the same square footage on level thirty.

The other end of the ladder does different work. 25 one-bedders at 463 sqft and 25 two-bedders at 624 sqft form the rental base that feeds the northern tenant pool. Our analysis of which unit types buyers actually want explains why a ladder this wide behaves the way it does on resale: sixteen types in 219 homes means several formats have fewer than ten units, so a buyer chasing a specific layout at The Commodore may wait, and a seller holding a rare one has almost no competition.

Run the arithmetic at the $1,707 median and the rest falls out. The 463 sqft one-bedder lands near $790,000 and the 624 sqft two-bedder around $1.07m. The two-bedroom premium-plus-study band works out between $1.27m and $1.34m and the 969 sqft three-bedder about $1.65m. Four-bedroom formats run from roughly $2.02m at 1,184 sqft to $2.44m at 1,432 sqft, the five-bedroom exclusives land between $2.85m and $2.87m, and penthouses price from about $1.56m at 915 sqft to $3.27m at 1,916 sqft. Treat those as arithmetic on the caveat record rather than asking prices.

Specification is the part a completed building lets you verify. Every home at The Commodore carries a Smart Home Hub, digital lockset, smart doorbell and smart air-conditioning as delivered rather than as an owner’s retrofit, and the car charging stations were built in rather than added later under a committee vote. Published maintenance runs $275 for the one-bedroom, $330 across the two and three-bedroom formats, $385 for the four-bedroom band and $440 for the five-bedroom exclusives. Confirm the current figure with the management before you budget, and our guide to condominium maintenance fees explains what those numbers buy in an estate this size.

Is The Commodore Worth Buying? The Canberra Subzone Count

Zoom in to the Canberra subzone. It holds twelve developments and about 4,150 homes, and not one of them is under construction, so the pocket you can walk today is the pocket as built. The catch is what those twelve are made of: four are executive condominiums holding 2,179 units between them, which is more than the 1,971 units in all eight private projects combined.

That weighting is the structural advantage for this address. Executive condominiums carry a minimum occupation period and a ten-year privatisation timeline, so their supply reaches the open market in blocks rather than continuously, and their buyer pool starts income-capped. Our executive condo upgrading guide sets out how those rules work in practice. A private condominium here trades freely from day one, and in a pocket shaped like this one, that freedom counts on both entry and exit.

The demand side is the town around it. Sembawang carries 33,298 HDB flats across 275 blocks, and 25,739 of them are 4-room or larger, the flat types upgraders sell from. Against 1,971 private homes in the subzone that is a deep local pool, and the only private project scheduled to join the planning area after 2026 is Canberra Crescent Residences with 376 units in Sembawang East. Our HDB upgrading roadmap works through how that upgrade is usually financed.

Liquidity is the part completion buys you. The Commodore’s caveat record holds 259 transactions since November 2021: 150 in 2021 and 60 in 2022 as the developer sold down, then 25 in 2025 and 14 more by July 2026. Thirty-nine trades in nineteen months on a 219-unit estate is a working resale market rather than a trickle. All of the pocket’s stock runs 99-year tenure, so the comparison comes down to position, product and price, though a 2020 lease start is meaningfully fresher than a 2014 or 2015 one, and our guide to 99-year versus freehold covers what that gap is genuinely worth.

Who The Commodore Suits

The Commodore suits value-first families who want keys now rather than a handover years away, penthouse hunters who want the top rung without leaving the north, and buyers who prefer a completed estate with a visible track record over a brochure. At this scale residents recognise each other, and the built form sits inside the landscaping rather than the other way round, which is the daily version of what a 1.4 plot ratio means.

The exit audience reads the same way from the outside. Renters get a completed low-rise condominium with a 50m lap pool, a co-working floor and smart home fittings as standard, a walk from Canberra MRT and Canberra Plaza. Against the corridor’s older private stock and its executive condominium supply that is differentiated, and the 50 one and two-bedroom homes give landlords a workable slice of the northern tenant pool. Our rental yields guide sets out how those numbers behave once maintenance and vacancy are priced in.

Fit matters in the other direction too. Buyers who want a mega-development’s amenity deck should look at the corridor’s larger estates, because 219 homes cannot fund one. Buyers who want a high-floor view should note that five storeys is the ceiling here, by design. And Canberra Drive is a shared frontage that carries the pocket’s traffic at peak, so ask which stacks face it before you form a view on an asking price.

Thinking about The Commodore? Its completed pricing against Canberra Crescent’s launch is the pocket’s timing trade, and the answer depends on whether you want a home you can inspect today or a lease that starts later. Speak to us before you commit. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.