District 19 · Sengkang · OCR
Ola
Anchorvale Crescent · Executive Condominium · 99 yrs lease commencing from 2018
Current PSF
$1,735
+12.1% vs district median
Gross yield
3.0%
median rent $4,500/mo
3-year gain
0.0%
Transactions · 5y
217
3 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,442.315m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+174% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts 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
Springdale Primary School 379m · Phase 2C 0.7× · Nan Chiau Primary School 557m · Phase 2C 3.2× balloted · Compassvale Primary School 682m · Phase 2C 1.2× balloted · Learning Leap Pte Ltd (Punggol Green Primary School) 885m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Compassvale Secondary School · 848m
Food
Anchorvale Village Hawker Centre · 431m
Green
Sengkang Riverside Pk · 1.1km
Mall
Rivervale Mall · 1.5km
Health
Sengkang Community Hospital (hospital) · 132m
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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,159 psf (265 sales). At today’s $1,735 psf, they are up 50% on paper.
Price trend average PSF by year
2021
$1,159
2022
$1,243
+7.2%
2024
$1,597
+28.5%
2025
$1,722
+7.8%
2026
$1,760
+2.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,628,888 | 926 | $1,760 | 11-15 |
| Nov 2025 | $1,520,888 | 926 | $1,643 | 01-05 |
| Aug 2025 | $1,900,000 | 1,055 | $1,801 | 06-10 |
| Nov 2024 | $1,491,000 | 926 | $1,611 | 11-15 |
| Oct 2024 | $1,465,000 | 926 | $1,583 | 11-15 |
| Dec 2022 | $1,877,000 | 1,389 | $1,352 | 01-05 |
| Dec 2022 | $1,530,000 | 1,055 | $1,450 | 01-05 |
| Dec 2022 | $1,276,000 | 926 | $1,378 | 11-15 |
| Dec 2022 | $1,253,000 | 947 | $1,323 | 06-10 |
| Dec 2022 | $1,246,000 | 926 | $1,346 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Ola actually sell for - this project trades at 2.7× the nearest block’s PSF.