District 19 · Sengkang · OCR
The Luxurie
Compassvale Road · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,625
+5.0% vs district median
Gross yield
3.3%
median rent $3,550/mo
3-year gain
18.6%
Transactions · 5y
187
26 in last 12 months
Nearest MRT
Buangkok Mrt Station · 821.099m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+156% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
13%
PSF dispersion within project
The neighbourhood
P1 ring
Seng Kang Primary School 329m · Phase 2C 0.1× · Compassvale Primary School 589m · Phase 2C 1.2× balloted · Nan Chiau Primary School 683m · Phase 2C 3.2× balloted · North Vista Primary School 743m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Seng Kang Secondary School · 356m
Food
Buangkok Hawker Centre · 816m
Green
St Anne'S Wood Pg · 835m
Mall
Sengkang Grand Mall · 816m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 454m
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 $1,523 psf - 1% above units on floors 1–5 ($1,503 psf).
Price trend average PSF by year
2021
$1,173
2022
$1,292
+10.1%
2023
$1,415
+9.5%
2024
$1,444
+2%
2025
$1,528
+5.8%
2026
$1,678
+9.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.6% | 67 |
| 2BR | $3,400/mo | $4.53 | 3.3% | 348 |
| 3BR | $4,200/mo | $4.00 | 3.0% | 158 |
| 4BR | $5,300/mo | $3.93 | 2.9% | 20 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,930,000 | 2,164 | $1,354 | 11-15 |
| Jun 2026 | $2,368,000 | 1,313 | $1,803 | 01-05 |
| Jun 2026 | $1,770,000 | 1,001 | $1,768 | 01-05 |
| Jun 2026 | $1,168,000 | 732 | $1,596 | 01-05 |
| May 2026 | $1,908,800 | 1,055 | $1,810 | 11-15 |
| May 2026 | $1,890,000 | 1,055 | $1,792 | 11-15 |
| May 2026 | $1,880,000 | 1,690 | $1,112 | 01-05 |
| May 2026 | $1,430,000 | 936 | $1,527 | 11-15 |
| Apr 2026 | $2,368,000 | 1,313 | $1,803 | 01-05 |
| Apr 2026 | $1,838,000 | 1,055 | $1,742 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Luxurie actually sell for - this project trades at 2.9× the nearest block’s PSF.