Property

Sengkang Grand Residences

Apartment · Compassvale Bow · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where: Compassvale Bow, District 19
Region: Outside Central Region
Kind of home: Apartment
Tenure: 99-year leasehold from 2018About 91 years left
Launched: Sep 2021the record holds its launch sales
Height: At least 15 storeysthe highest floor band sold
Homes recorded: 474 to 1,324 sq ft262 sales, 116 of them at launch

164 other projects within 4 km

Jewel @ Buangkok0.1 km
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Riverfront Residences1.4 km
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Kingsford Waterbay1.5 km
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Rivercove Residences1.6 km
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The Florence Residences1.8 km
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Hundred Palms Residences2.0 km
Bellewaters2.0 km
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The Topiary2.4 km
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High Park Residences2.6 km
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A Treasure Trove2.8 km
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Affinity at Serangoon2.9 km
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Watertown2.9 km
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3.0 km
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3.1 km
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The Garden Residences3.1 km
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The Terrace3.5 km
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The Minton3.6 km
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3.9 km
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3.9 km
4.0 km

Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Aug 2026.

What it has sold for

262 recorded sales, Sep 2021 to Aug 2026, beside apartments and condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 262 of the 262 sales from this project's own contracts, 0 from contracts for that size in the district.

Sengkang Grand Residencesapartments and condominiums in district 19cooling measure

Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.

The cooling measures on the chart

Dec 2021 absd · major: ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major: Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other: Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major: ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa: URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv: LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd: SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major: 15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Aug 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

262 recorded sales

$1,572,000.002 bed · 764.2 sq ft · floor 6–10 · Aug 2026
$2,056.95 psf
$2,358,000.003 bed · 1,022.6 sq ft · floor 11–15 · Aug 2026
$2,305.95 psf
$2,300,000.003 bed · 1,033.3 sq ft · floor 6–10 · Aug 2026
$2,225.80 psf
$1,522,000.002 bed · 731.9 sq ft · floor 6–10 · Jul 2026
$2,079.39 psf
$1,588,888.002 bed · 764.2 sq ft · floor 11–15 · Jul 2026
$2,079.05 psf
$950,000.001 bed · 473.6 sq ft · floor 11–15 · Jul 2026
$2,005.86 psf
$2,160,000.003 bed · 1,022.6 sq ft · floor 1–5 · Jul 2026
$2,112.32 psf
$1,988,888.003 bed · 936.5 sq ft · floor 1–5 · Jul 2026
$2,123.84 psf
$1,978,000.003 bed · 936.5 sq ft · floor 6–10 · Jul 2026
$2,112.21 psf
$2,238,000.003 bed · 1,011.8 sq ft · floor 11–15 · Jun 2026
$2,211.89 psf

When	Bedrooms	Size (sq ft)	Floor	Price	Per sq ft
Aug 2026	2	764.2	6–10	$1,572,000.00	$2,056.95
Aug 2026	3	1,022.6	11–15	$2,358,000.00	$2,305.95
Aug 2026	3	1,033.3	6–10	$2,300,000.00	$2,225.80
Jul 2026	2	731.9	6–10	$1,522,000.00	$2,079.39
Jul 2026	2	764.2	11–15	$1,588,888.00	$2,079.05
Jul 2026	1	473.6	11–15	$950,000.00	$2,005.86
Jul 2026	3	1,022.6	1–5	$2,160,000.00	$2,112.32
Jul 2026	3	936.5	1–5	$1,988,888.00	$2,123.84
Jul 2026	3	936.5	6–10	$1,978,000.00	$2,112.21
Jun 2026	3	1,011.8	11–15	$2,238,000.00	$2,211.89

Source: URA, recorded sales to Aug 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes30 recorded sales

Investor

Moderate fit · Medium confidence

65/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+5.4

RentalGross yield 4.1%, against 4.1% for similar homes+5.0

Resale6 resales a year, more than 88% of similar homes+3.4

What holds it back

ValueRecorded prices 18% above 77 comparables within 2 km-6.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.2 = 65

Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Rentalscore 75/100 · weight 20% · +5.0 pts
Yield
gross yield 4.1% against a peer median of 4.1%
68
Demand
57 contracts over 4 quarters to 2026-06-30, 19 in the latest
86
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-04
Resalescore 75/100 · weight 14% · +3.4 pts
Frequency
6.0 resales a year over 12 months (p89 nationally)
89
Buyer pool
Not measured
Quantum
median resale $909,000 (p52 of 1-bedroom homes nationally)
48
Competing supply
Not measured
Activity
last resale 4 months ago
85
transactions, 2026-10-04
Valuescore 16/100 · weight 20% · -6.8 pts
recorded prices 18% above 77 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 77, floor on 77)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+0.8

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Unit1 bedrooms, median 474 sq ft+1.4

Lease99-year lease from 2018, about 91 years left+2.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

Young family

Moderate fit · Medium confidence

62/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+8.9

Location1 min walk to Buangkok MRT Station (NE15)+6.8

Lease99-year lease from 2018, about 91 years left+2.0

What holds it back

Unit1 bedrooms, median 474 sq ft; a weaker fit for this buyer-5.5

ValueRecorded prices 18% above 77 comparables within 2 km-4.1

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.9 = 62

Schoolsscore 94/100 · weight 20% · +8.9 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 15% · +6.8 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Leasescore 90/100 · weight 5% · +2.0 pts
Age
99-year lease from 2018, about 91 years left
90
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-04
Unitscore 22/100 · weight 20% · -5.5 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 474 sq ft over 30 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 16/100 · weight 12% · -4.1 pts
recorded prices 18% above 77 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 77, floor on 77)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.8

Resale6 resales a year, more than 88% of similar homes+1.2

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.9

Large family

Limited fit · Medium confidence

57/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+6.1

Location1 min walk to Buangkok MRT Station (NE15)+5.4

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.3

What holds it back

Unit1 bedrooms, median 474 sq ft; a weaker fit for this buyer-8.4

ValueRecorded prices 18% above 77 comparables within 2 km-3.4

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.7 = 57

Schoolsscore 91/100 · weight 15% · +6.1 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Future supplyscore 68/100 · weight 13% · +2.3 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
103 Master Plan parcels changed class within 2 km (9.0 benefit points)
76
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 16/100 · weight 25% · -8.4 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 474 sq ft over 30 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 16/100 · weight 10% · -3.4 pts
recorded prices 18% above 77 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 77, floor on 77)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.5

Lease99-year lease from 2018, about 91 years left+2.0

Resale6 resales a year, more than 88% of similar homes+1.2

Downsizer

Moderate fit · Medium confidence

65/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+9.0

Lease99-year lease from 2018, about 91 years left+2.0

Amenities7 of 13 measured amenities within a 10-min walk+2.0

What holds it back

ValueRecorded prices 18% above 77 comparables within 2 km-5.1

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.6 = 65

Locationscore 95/100 · weight 20% · +9.0 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Leasescore 90/100 · weight 5% · +2.0 pts
Age
99-year lease from 2018, about 91 years left
90
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-04
Amenitiesscore 60/100 · weight 20% · +2.0 pts
Supermarket
supermarket: 7 within 20 min, nearest NTUC Fairprice Co-operative Ltd 2 min (straight-line equivalent)
100
Wet market
wet market: 0 within 20 min, nearest Kovan Market & Food Centre 45 min (straight-line equivalent)
0
Hawker centre
hawker centre: 1 within 20 min, nearest Buangkok Hawker Centre 2 min
100
Food court
Not measured
Coffeeshop
Not measured
Pharmacy
pharmacy: 8 within 20 min, nearest Clinic B Pharmacy 19 min
35
Gp
gp: 9 within 20 min, nearest Prohealth Medical Group @Buangkok 3 min
100
Childcare
childcare: 54 within 20 min, nearest HARMONI PRESKOOL @ BUANGKOK PTE LTD 4 min (straight-line equivalent)
100
Playground
Not measured
Park
park: 2 within 20 min, nearest HDB - COMPASSVALE LN (BLK 205B) 9 min
50
Sports facility
sports facility: 0 within 20 min, nearest Hougang Sport Centre 21 min
0
Library
library: 2 within 20 min, nearest Cheng San Library 15 min
30
Mall
Not measured
Restaurants
restaurants: 479 within 20 min, nearest JNM DINING CONCEPTS PTE. LTD. 2 min (straight-line equivalent)
100
Banking
Not measured
Convenience store
Not measured
Community centre
community centre: 4 within 20 min, nearest Buangkok CC (U/C) 3 min
100
Polyclinic
polyclinic: 0 within 20 min, nearest SENGKANG POLYCLINIC 20 min (straight-line equivalent)
0
Hospital
hospital: 1 within 20 min, nearest INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL 12 min
40
Medical centre
Not measured
onemap, 2026-09-20
Valuescore 16/100 · weight 15% · -5.1 pts
recorded prices 18% above 77 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 77, floor on 77)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Unit1 bedrooms, median 474 sq ft+1.9

Resale6 resales a year, more than 88% of similar homes+1.7

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.9

2-bedroom homes57 recorded sales

Investor

Moderate fit · High confidence

63/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+5.4

Resale10 resales a year, more than 92% of similar homes+4.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

What holds it back

ValueRecorded prices 18% above 185 comparables within 2 km-6.6

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 12.8 = 63

Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Resalescore 79/100 · weight 14% · +4.0 pts
Frequency
10.0 resales a year over 12 months (p93 nationally)
93
Buyer pool
Not measured
Quantum
median resale $1,541,000 (p54 of 2-bedroom homes nationally)
47
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Future supplyscore 77/100 · weight 10% · +2.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
103 Master Plan parcels changed class within 2 km (9.0 benefit points)
76
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Valuescore 17/100 · weight 20% · -6.6 pts
recorded prices 18% above 185 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 185, floor on 185)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+0.8

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Unit2 bedrooms, median 764 sq ft+1.1

Lease99-year lease from 2018, about 91 years left+2.0

RentalGross yield 2.9%, against 3.2% for similar homes+2.2

Young family

Moderate fit · High confidence

66/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+8.9

Location1 min walk to Buangkok MRT Station (NE15)+6.8

Lease99-year lease from 2018, about 91 years left+2.0

What holds it back

ValueRecorded prices 18% above 185 comparables within 2 km-4.0

Unit2 bedrooms, median 764 sq ft; a weaker fit for this buyer-1.5

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 16.2 = 66

Schoolsscore 94/100 · weight 20% · +8.9 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 15% · +6.8 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Leasescore 90/100 · weight 5% · +2.0 pts
Age
99-year lease from 2018, about 91 years left
90
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-04
Valuescore 17/100 · weight 12% · -4.0 pts
recorded prices 18% above 185 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 185, floor on 185)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 42/100 · weight 20% · -1.5 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 764 sq ft over 57 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.8

Resale10 resales a year, more than 92% of similar homes+1.4

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.9

Large family

Limited fit · High confidence

57/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+6.1

Location1 min walk to Buangkok MRT Station (NE15)+5.4

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.3

What holds it back

Unit2 bedrooms, median 764 sq ft; a weaker fit for this buyer-7.9

ValueRecorded prices 18% above 185 comparables within 2 km-3.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.4 = 57

Schoolsscore 91/100 · weight 15% · +6.1 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Future supplyscore 68/100 · weight 13% · +2.3 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
103 Master Plan parcels changed class within 2 km (9.0 benefit points)
76
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 18/100 · weight 25% · -7.9 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 764 sq ft over 57 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 17/100 · weight 10% · -3.3 pts
recorded prices 18% above 185 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 185, floor on 185)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.5

Lease99-year lease from 2018, about 91 years left+2.0

Resale10 resales a year, more than 92% of similar homes+1.4

Downsizer

Moderate fit · High confidence

69/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+9.0

Unit2 bedrooms, median 764 sq ft+6.1

Lease99-year lease from 2018, about 91 years left+2.0

What holds it back

ValueRecorded prices 18% above 185 comparables within 2 km-5.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.2 = 69

Locationscore 95/100 · weight 20% · +9.0 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 91/100 · weight 15% · +6.1 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 764 sq ft over 57 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Leasescore 90/100 · weight 5% · +2.0 pts
Age
99-year lease from 2018, about 91 years left
90
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-04
Valuescore 17/100 · weight 15% · -5.0 pts
recorded prices 18% above 185 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 185, floor on 185)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+2.0

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Resale10 resales a year, more than 92% of similar homes+2.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.9

3-bedroom homes153 recorded sales

Investor

Moderate fit · High confidence

60/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+5.4

Resale14 resales a year, more than 97% of similar homes+4.4

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

What holds it back

ValueRecorded prices 28% above 252 comparables within 2 km-8.0

Unit3 bedrooms, median 936 sq ft; a weaker fit for this buyer-0.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.0 = 60

Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Resalescore 81/100 · weight 14% · +4.4 pts
Frequency
14.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,174,444 (p52 of 3-bedroom homes nationally)
48
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Future supplyscore 77/100 · weight 10% · +2.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
103 Master Plan parcels changed class within 2 km (9.0 benefit points)
76
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Valuescore 10/100 · weight 20% · -8.0 pts
recorded prices 28% above 252 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 252, floor on 252)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07
Unitscore 46/100 · weight 8% · -0.3 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 936 sq ft over 153 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+0.8

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Lease99-year lease from 2018, about 91 years left+2.0

RentalGross yield 2.6%, against 2.8% for similar homes+1.8

Young family

Moderate fit · High confidence

69/100

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+8.9

Location1 min walk to Buangkok MRT Station (NE15)+6.8

Unit3 bedrooms, median 936 sq ft+2.2

What holds it back

ValueRecorded prices 28% above 252 comparables within 2 km-4.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.2 = 69

Schoolsscore 94/100 · weight 20% · +8.9 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 15% · +6.8 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 61/100 · weight 20% · +2.2 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 936 sq ft over 153 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 10/100 · weight 12% · -4.8 pts
recorded prices 28% above 252 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 252, floor on 252)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.8

Lease99-year lease from 2018, about 91 years left+2.0

Resale14 resales a year, more than 97% of similar homes+1.6

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.9

Large family

Limited fit · High confidence

59/100

Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+6.1

Location1 min walk to Buangkok MRT Station (NE15)+5.4

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.3

What holds it back

Unit3 bedrooms, median 936 sq ft; a weaker fit for this buyer-5.5

ValueRecorded prices 28% above 252 comparables within 2 km-4.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.3 = 59

Schoolsscore 91/100 · weight 15% · +6.1 pts
Primary nearest
4 min walk to PALM VIEW PRIMARY SCHOOL
100
Primary count
5 primary within 1 km, 16 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
13 min walk to NORTH VISTA SECONDARY SCHOOL
70
Secondary count
4 secondary within 1 km, 12 secondary within 2 km
100
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Locationscore 95/100 · weight 12% · +5.4 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Future supplyscore 68/100 · weight 13% · +2.3 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
103 Master Plan parcels changed class within 2 km (9.0 benefit points)
76
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 28/100 · weight 25% · -5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 936 sq ft over 153 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Valuescore 10/100 · weight 10% · -4.0 pts
recorded prices 28% above 252 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 252, floor on 252)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+1.5

Lease99-year lease from 2018, about 91 years left+2.0

Resale14 resales a year, more than 97% of similar homes+1.6

Downsizer

Moderate fit · High confidence

68/100

Why it scores well

Location1 min walk to Buangkok MRT Station (NE15)+9.0

Unit3 bedrooms, median 936 sq ft+5.5

Resale14 resales a year, more than 97% of similar homes+2.2

What holds it back

ValueRecorded prices 28% above 252 comparables within 2 km-6.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.8 = 68

Locationscore 95/100 · weight 20% · +9.0 pts
Mrt
1.3 min walk to BUANGKOK MRT STATION (NE15)
100
Bus
5 bus stops within a 5-minute walk, 27 within 10 (straight-line equivalent, detour factor 1.406)
85
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 87/100 · weight 15% · +5.5 pts
Bedrooms
3 bedrooms (project basis, runner-up band 0%)
Size
median 936 sq ft over 153 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-04 · ura_rental, 2026-09-18
Resalescore 81/100 · weight 7% · +2.2 pts
Frequency
14.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $2,174,444 (p52 of 3-bedroom homes nationally)
48
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-04
Valuescore 10/100 · weight 15% · -6.0 pts
recorded prices 28% above 252 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 252, floor on 252)
transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Amenities7 of 13 measured amenities within a 10-min walk+2.0

SchoolsPalm View Primary School, 4 min walk; 5 primary schools within 1 km+1.2

Lease99-year lease from 2018, about 91 years left+2.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.9

4-bedroom homes22 recorded sales

Investor

Unavailable

Rental evidence is below the minimum for this home kind (2 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Rental potential:: Only 2 rental records are available. At least 5 are needed.
Resale activity:: Only 3 recorded resales are available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Resale activity:: Only 3 recorded resales are available. At least 5 are needed.

Why: The Young family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Resale activity:: Only 3 recorded resales are available. At least 5 are needed.

Why: The Large family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Resale activity:: Only 3 recorded resales are available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

Distance	Zoned for	Land area	Plot ratio	Area
1,589 m away	Residential	17,736.1 m²	3	Sengkang

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

Expected	Under construction	Planned	Total
2H2026	2,152	0	2,152
2027	3,405	8	3,413
2028	3,314	82	3,396
2029	2,768	978	3,746
2030	2,610	2,747	5,357
>2030	0	4,191	4,191

Expected:: the half-year or year the homes are expected to be completed.
Under construction:: homes being built now.
Planned:: homes with planning approval where building has not started; their dates can move.
Total:: both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Sengkang Grand ResidencesIs it right for you?