District 19 · Sengkang · OCR
Austville Residences
Sengkang East Avenue · Executive Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,356
-12.4% vs district median
Gross yield
3.4%
median rent $3,975/mo
3-year gain
12.4%
Transactions · 5y
187
35 in last 12 months
Nearest MRT
Buangkok Mrt Station · 917.033m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+114% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential33 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
North Vista Primary School 570m · Phase 2C 0.3× · North Spring Primary School 707m · Phase 2C 0.3× · Punggol Primary School 786m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 786m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 219m
Food
Buangkok Hawker Centre · 964m
Green
Punggol Pk · 534m
Mall
Sengkang Grand Mall · 964m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 1.5km
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,353 psf - 5% above units on floors 1–5 ($1,291 psf).
Price trend average PSF by year
2021
$952
2022
$1,082
+13.7%
2023
$1,221
+12.8%
2024
$1,309
+7.2%
2025
$1,343
+2.6%
2026
$1,373
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $4.40 | 3.9% | 41 |
| 3BR | $4,000/mo | $3.81 | 3.4% | 79 |
| 4BR | $4,200/mo | $3.36 | 3.0% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,430,000 | 1,033 | $1,384 | 06-10 |
| Jun 2026 | $1,720,000 | 1,227 | $1,402 | 01-05 |
| Jun 2026 | $1,468,000 | 1,033 | $1,421 | 11-15 |
| Jun 2026 | $1,450,000 | 1,033 | $1,403 | 06-10 |
| Jun 2026 | $1,448,000 | 1,033 | $1,401 | 06-10 |
| Jun 2026 | $1,430,000 | 1,023 | $1,398 | 06-10 |
| May 2026 | $1,100,000 | 807 | $1,363 | 06-10 |
| May 2026 | $1,080,000 | 786 | $1,374 | 06-10 |
| Apr 2026 | $1,499,000 | 1,023 | $1,466 | 11-15 |
| Apr 2026 | $1,470,000 | 1,033 | $1,423 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Austville Residences actually sell for - this project trades at 2.2× the nearest block’s PSF.