Provence Residence
D27 - Sembawang / Yishun
Project Timeline
Key milestones for Provence Residence.
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Factsheet
Why Provence Residence
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Sold out in fifteen months
Provence Residence launched on 13 May 2021 and moved 220 units - 53 per cent of the project - over its first weekend. It was fully sold within fifteen months at an average of about $1,175 psf. For an executive condominium in the far north, that is a clear read on demand.
Canberra MRT within a seven-minute walk
Canberra station on the North-South Line is about 826m away, roughly a seven-minute walk. From there it is a short ride to Woodlands, Yishun and Sembawang, and a single line down to Bishan and the city.
Two primary schools inside a kilometre
Wellington Primary is about 713m away and Sembawang Primary about 786m, with Canberra Primary and Chongfu School within the wider two-kilometre band. For an executive condominium aimed at young families, the primary-school geography is a large part of the value.
Canberra Plaza on foot, four supermarkets nearby
Canberra Plaza is a seven-minute walk and Sembawang Shopping Centre about 745m. Groceries are well covered: Ang Mo Supermarket at 522m, Sheng Siong at 564m, Hao Mart at 593m and FairPrice at 603m.
Built as an executive condominium, with the rules that come with it
An EC is a 99-year leasehold home with HDB-administered restrictions: a five-year minimum occupation period, resale only to Singaporeans and permanent residents until the ten-year mark, after which it privatises fully. Those rules are why ECs undercut private condominiums in the same district - and why the buy-in is restricted in the first place.
A French theme carried through the grounds
MCC Land built the project around distinctly French landscaping and facilities - a Royal French Courtyard, a Jardin d'Eau water garden, and seven named facility zones. It sits directly beside Parc Canberra, the Australian-themed EC, so the two together read as a deliberate pair.
Current Prices
| Block ↕ | Unit ↕ | Plan | Area ↕ | Price ↕ | $PSF ↕ | Status |
|---|---|---|---|---|---|---|
| BLK 31 | #10-17 | C2 | 926 sqft | $1,556,000 | $1,680 psf | Available |
Sold Prices
Provence Residence
D27 - Sembawang / Yishun
Provence Residence is a 413-unit executive condominium by MCC Land (Canberra) Pte Ltd at 23 to 39 Canberra Crescent, District 27. The site is made up of five blocks of 13 storeys and four blocks of 11 storeys, with communal landscape, basement car park, swimming pool and a full facility deck.
It launched on 13 May 2021 and sold 220 units - 53 per cent - across its first weekend, reporting a take-up that MCC described as reflecting demand from first-timers and upgraders. The project was fully sold within fifteen months of launch at an average price of about $1,175 psf, and MCC Land received a Marketing Excellence Award at the EdgeProp Singapore Excellence Awards for the campaign.
The design theme is French, and it is carried consistently rather than decoratively: a Royal French Courtyard, a Jardin d'Eau water garden, and facilities grouped into named zones covering arrival, water, learning, entertainment and wellness. The development sits immediately next to Parc Canberra, the Australian-themed EC that launched in February 2020, so the two projects together form a matched pair on Canberra Crescent.
Location is the practical strength. Canberra MRT station on the North-South Line is about 826m away, a seven-minute walk, and Canberra Plaza is the same distance. Wellington Primary and Sembawang Primary are both inside a kilometre, and four supermarkets sit within roughly 600m. This is a family-oriented, school-first location rather than a city-fringe one.
The Developer
MCC Land
⭐ 6/10 — Mid-Tier DeveloperMCC Land (Singapore) Pte Ltd is the Singapore property development arm of MCC Group, a Chinese state-owned enterprise under Metallurgical Corporation of China. MCC Land has developed several residential projects in Singapore including MCC Land (Canberra) and MCC Land (Tampines).
Why Provence Residence Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Canberra Crescent sits in the Sembawang and Yishun corridor of the far north, an area that changed character quickly once Canberra MRT station opened on the North-South Line. That station is about 826m - a seven-minute walk - and it is the single biggest factor in how the location is valued today. It gives a direct ride north to Woodlands and south through Yishun, Bishan and on to the city without a bus connection. Canberra Plaza at the same walking distance supplies the everyday retail that a new estate needs, and Sembawang Shopping Centre and Sun Plaza are within roughly 900m. This is not a city-fringe address and does not pretend to be; it is a well-served suburban one.
Amenities & Lifestyle
Day-to-day amenity is genuinely dense for the location. Four supermarkets sit within about 600m - Ang Mo Supermarket at 522m, Sheng Siong at 564m, Hao Mart at 593m and FairPrice at 603m - which is more grocery choice than most private condominiums in the same district can point to. Canberra Plaza is a seven-minute walk. On schooling, Wellington Primary at 713m and Sembawang Primary at 786m both fall inside the one-kilometre band, with Canberra Primary, Yishun Primary, Ahmad Ibrahim Primary, Chongfu School and Endeavour Primary within two kilometres. The facility deck itself is comprehensive, covering a family pool, kid's pool, jet pool, gym and the Jardin d'Eau water garden.
Rental & Investment
The EC structure constrains the rental story in the early years: units cannot be rented out in full during the five-year minimum occupation period. After that, the tenant base is families and expatriates working in the north - Woodlands Regional Centre, the Sembawang shipyard and naval cluster, and the industrial estates along the northern corridor. Yields on ECs are generally lower than on comparable private condominiums because the acquisition price is lower and the tenant pool is more localised. Buyers should view Provence Residence as a long-hold family home with a rental option later, not as a yield play.
Area Transformation
The transformation here is already delivered rather than pending. Canberra MRT station, Canberra Plaza and the surrounding Build-to-Order housing estate all arrived within the last several years, converting what was a relatively isolated northern pocket into a functioning town. Provence Residence and the neighbouring Parc Canberra EC are themselves part of that story. Looking forward, the Woodlands Regional Centre and the Johor Bahru-Singapore Rapid Transit System Link are the larger regional changes that will affect the northern corridor over the coming decade, along with continued growth of the Woodlands and Sembawang employment clusters. The direction is positive but incremental: this is an established, well-connected suburb now, not a market waiting on a catalyst.
Provence Residence — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| TOP | Q3/Q4 2028 | Mar 2030 | 2H 2029 | 2H 2026 | Q2 2027 |
| 1 BR | 1 Bedroom $1,320,000 517 - 689 sqft $1,916 psf | 1 Bedroom $1,288,000 - $1,438,000 538 sqft $2,394 - $2,673 psf | |||
| 2 BR | 2 Bedroom $1,800,000 - $1,830,000 700 - 732 sqft $2,459 - $2,586 psf | ||||
| 3 BR | 3 Bedroom Premium $1,985,963 - $2,114,157 990 sqft $2,006 - $2,136 psf | 3 Bedroom@Conserved Building v Balcony/PES $2,732,000 - $2,806,000 1,259 sqft $2,170 - $2,229 psf 3 Bedroom+Study+Utility $2,732,000 - $2,806,000 1,259 sqft $2,170 - $2,229 psf | 3 Bedroom $2,279,000 - $2,355,000 915 - 958 sqft $2,435 - $2,516 psf | ||
| 4 BR | 4 Bedroom Compact $2,296,857 - $2,324,298 1,163 - 1,173 sqft $1,975 - $1,981 psf 4 Bedroom Premium $2,653,994 - $2,687,147 1,324 sqft $2,005 - $2,030 psf 4 Bedroom Standard $2,367,036 - $2,457,633 1,216 sqft $1,947 - $2,021 psf | 4 BEDROOM PREMIUM + STUDY $2,643,000 - $2,877,000 1,313 - 1,335 sqft $2,013 - $2,163 psf | |||
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