District 19 · Sengkang · OCR
Esparina Residences
Compassvale Bow · Executive Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,679
+8.5% vs district median
Gross yield
3.1%
median rent $4,200/mo
3-year gain
11.3%
Transactions · 5y
180
33 in last 12 months
Nearest MRT
Buangkok Mrt Station · 211.868m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+165% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Palm View Primary School 207m · Phase 2C 0.5× · Punggol Primary School 549m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 549m · North Vista Primary School 549m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 874m
Food
Buangkok Hawker Centre · 192m
Green
Punggol Pk · 934m
Mall
Sengkang Grand Mall · 192m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 563m
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 $1,677 psf - 5% above units on floors 1–5 ($1,591 psf).
Price trend average PSF by year
2021
$1,167
2022
$1,304
+11.7%
2023
$1,502
+15.2%
2024
$1,626
+8.3%
2025
$1,673
+2.9%
2026
$1,672
-0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $4.35 | 3.1% | 92 |
| 3BR | $4,500/mo | $4.29 | 3.1% | 118 |
| 4BR | $6,000/mo | $4.14 | 3.0% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,388,000 | 829 | $1,675 | 01-05 |
| May 2026 | $2,650,000 | 1,464 | $1,810 | 06-10 |
| May 2026 | $1,280,000 | 829 | $1,544 | 01-05 |
| Mar 2026 | $2,150,000 | 1,399 | $1,536 | 16-20 |
| Mar 2026 | $2,000,888 | 1,163 | $1,721 | 11-15 |
| Mar 2026 | $1,920,000 | 1,066 | $1,802 | 11-15 |
| Mar 2026 | $1,880,000 | 1,066 | $1,764 | 06-10 |
| Mar 2026 | $1,780,000 | 1,001 | $1,778 | 11-15 |
| Mar 2026 | $1,388,000 | 829 | $1,675 | 01-05 |
| Feb 2026 | $2,255,000 | 1,776 | $1,270 | 16-20 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Esparina Residences actually sell for - this project trades at 2.1× the nearest block’s PSF.