District 19 · Sengkang · OCR
Compass Heights
Sengkang Square · Apartment · 99 yrs lease commencing from 2000
Current PSF
$1,279
-17.4% vs district median
Gross yield
3.5%
median rent $3,725/mo
3-year gain
20.8%
Transactions · 5y
80
14 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,086.118m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+102% premium
HDB median $634 psf
Area income
$9,500/mo median
commercial zone
En-bloc potential40 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-4.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
12%
PSF dispersion within project
The neighbourhood
P1 ring
Compassvale Primary School 321m · Phase 2C 1.2× balloted · Seng Kang Primary School 480m · Phase 2C 0.1× · Nan Chiau Primary School 561m · Phase 2C 3.2× balloted · Springdale Primary School 838m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Compassvale Secondary School · 609m
Food
Anchorvale Village Hawker Centre · 1.0km
Green
St Anne'S Wood Pg · 833m
Mall
Rivervale Mall · 919m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 223m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,227 psf - 16% above units on floors 1–5 ($1,054 psf).
Price trend average PSF by year
2021
$887
2022
$969
+9.2%
2023
$1,114
+15%
2024
$1,146
+2.9%
2025
$1,233
+7.6%
2026
$1,346
+9.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $4.31 | 4.0% | 88 |
| 2BR | $3,600/mo | $3.43 | 3.2% | 129 |
| 3BR | $4,450/mo | $3.30 | 3.1% | 95 |
| 4BR | $5,300/mo | $3.42 | 3.2% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $970,000 | 689 | $1,408 | 01-05 |
| May 2026 | $1,295,000 | 1,033 | $1,253 | 06-10 |
| Apr 2026 | $2,108,888 | 1,550 | $1,361 | 06-10 |
| Jan 2026 | $1,400,000 | 1,055 | $1,327 | 06-10 |
| Jan 2026 | $920,000 | 667 | $1,379 | 06-10 |
| Dec 2025 | $1,975,000 | 1,550 | $1,274 | 01-05 |
| Dec 2025 | $1,750,000 | 1,324 | $1,322 | 01-05 |
| Dec 2025 | $940,000 | 667 | $1,409 | 06-10 |
| Nov 2025 | $1,450,000 | 1,109 | $1,308 | 06-10 |
| Nov 2025 | $920,000 | 667 | $1,379 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Compass Heights actually sell for - this project trades at 2.0× the nearest block’s PSF.