District 19 · Sengkang · OCR
Sengkang Grand Residences
Compassvale Bow · Apartment · 99 yrs lease commencing from 2018
Current PSF
$2,037
+31.6% vs district median
Gross yield
3.2%
median rent $3,600/mo
3-year gain
2.9%
Transactions · 5y
345
35 in last 12 months
Nearest MRT
Buangkok Mrt Station · 63.521m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+221% premium
HDB median $634 psf
Area income
$9,500/mo median
commercial 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
+0.4%
latest 2 qtrs vs year ago
Sub-sales
100.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Palm View Primary School 186m · Phase 2C 0.5× · North Vista Primary School 415m · Phase 2C 0.3× · Punggol Primary School 539m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 539m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 757m
Food
Buangkok Hawker Centre · 49m
Green
Punggol Pk · 880m
Mall
Sengkang Grand Mall · 49m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 699m
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 $1,719 psf (261 sales). At today’s $2,037 psf, they are up 18% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,048 psf - 5% above units on floors 1–5 ($1,949 psf).
Price trend average PSF by year
2021
$1,719
2022
$1,812
+5.4%
2023
$2,001
+10.4%
2024
$2,027
+1.3%
2025
$2,016
-0.5%
2026
$2,059
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,050/mo | $6.78 | 4.0% | 84 |
| 2BR | $3,700/mo | $4.93 | 2.9% | 107 |
| 3BR | $4,500/mo | $4.74 | 2.8% | 40 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,238,000 | 1,012 | $2,212 | 11-15 |
| Jun 2026 | $1,928,888 | 936 | $2,060 | 06-10 |
| May 2026 | $1,580,000 | 764 | $2,067 | 06-10 |
| May 2026 | $1,268,888 | 624 | $2,032 | 01-05 |
| Mar 2026 | $2,188,888 | 1,012 | $2,163 | 06-10 |
| Mar 2026 | $1,958,000 | 936 | $2,091 | 01-05 |
| Mar 2026 | $1,620,800 | 764 | $2,121 | 11-15 |
| Mar 2026 | $1,300,000 | 624 | $2,082 | 06-10 |
| Mar 2026 | $958,888 | 474 | $2,025 | 06-10 |
| Mar 2026 | $918,000 | 474 | $1,938 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Sengkang Grand Residences actually sell for - this project trades at 2.6× the nearest block’s PSF.