District 19 · Sengkang · OCR
Jewel @ Buangkok
Compassvale Bow · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,820
+17.6% vs district median
Gross yield
3.2%
median rent $3,400/mo
3-year gain
13.8%
Transactions · 5y
185
36 in last 12 months
Nearest MRT
Buangkok Mrt Station · 270.371m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+187% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Palm View Primary School 369m · Phase 2C 0.5× · Punggol Primary School 387m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 387m · North Vista Primary School 520m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 797m
Food
Buangkok Hawker Centre · 283m
Green
Punggol Pk · 789m
Mall
Sengkang Grand Mall · 283m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 652m
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 $1,740 psf - 6% above units on floors 1–5 ($1,645 psf).
Price trend average PSF by year
2021
$1,357
2022
$1,447
+6.6%
2023
$1,625
+12.3%
2024
$1,672
+2.9%
2025
$1,745
+4.4%
2026
$1,849
+6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.1% | 143 |
| 2BR | $3,400/mo | $4.53 | 3.0% | 242 |
| 3BR | $4,000/mo | $4.21 | 2.8% | 127 |
| 4BR | $5,200/mo | $3.85 | 2.5% | 10 |
| 5BR | $5,900/mo | $3.58 | 2.4% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,168,000 | 1,152 | $1,882 | 06-10 |
| Jun 2026 | $2,300,000 | 1,195 | $1,925 | 11-15 |
| Jun 2026 | $2,280,000 | 1,152 | $1,980 | 06-10 |
| Jun 2026 | $2,200,000 | 1,152 | $1,910 | 01-05 |
| Jun 2026 | $1,333,000 | 764 | $1,744 | 06-10 |
| Jun 2026 | $785,000 | 484 | $1,621 | 01-05 |
| May 2026 | $2,290,000 | 1,141 | $2,007 | 11-15 |
| May 2026 | $1,608,000 | 872 | $1,844 | 11-15 |
| May 2026 | $1,330,000 | 764 | $1,740 | 11-15 |
| Apr 2026 | $2,230,000 | 1,141 | $1,954 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Jewel @ Buangkok actually sell for - this project trades at 3.3× the nearest block’s PSF.