District 19 · Sengkang · OCR
The Quartz
Compassvale Bow · Condominium · 99 yrs lease commencing from 2005
Current PSF
$1,522
-1.7% vs district median
Gross yield
3.1%
median rent $4,400/mo
3-year gain
14.0%
Transactions · 5y
121
19 in last 12 months
Nearest MRT
Buangkok Mrt Station · 204.328m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential30 / 100
21 years old · composite of plot use, age, tenure, value gap & size
Lease decay78 years left
worth 90.0%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.3%
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
North Vista Primary School 313m · Phase 2C 0.3× · Punggol Primary School 327m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 327m · Palm View Primary School 412m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 590m
Food
Buangkok Hawker Centre · 250m
Green
Punggol Pk · 656m
Mall
Sengkang Grand Mall · 250m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 845m
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 $1,501 psf - 15% above units on floors 1–5 ($1,304 psf).
Price trend average PSF by year
2021
$1,094
2022
$1,245
+13.8%
2023
$1,303
+4.7%
2024
$1,375
+5.5%
2025
$1,515
+10.2%
2026
$1,486
-1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,700/mo | $3.48 | 2.7% | 41 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,600,000 | 2,368 | $1,098 | 01-05 |
| Jun 2026 | $1,780,000 | 1,141 | $1,560 | 16-20 |
| May 2026 | $1,675,000 | 1,163 | $1,441 | 01-05 |
| Apr 2026 | $2,130,000 | 1,335 | $1,596 | 16-20 |
| Mar 2026 | $1,828,000 | 1,216 | $1,503 | 06-10 |
| Mar 2026 | $1,750,000 | 1,259 | $1,390 | 01-05 |
| Feb 2026 | $1,810,000 | 1,130 | $1,601 | 16-20 |
| Feb 2026 | $1,688,000 | 1,076 | $1,568 | 11-15 |
| Jan 2026 | $1,950,000 | 1,249 | $1,562 | 16-20 |
| Jan 2026 | $1,590,000 | 1,033 | $1,539 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Quartz actually sell for - this project trades at 1.8× the nearest block’s PSF.