9 Sengkang Square, Singapore 545075; 11 Sengkang Square, Singapore 545076
Compass Heights is Sengkang’s original integrated development, 536 homes in two 14-storey blocks that Frasers Property completed in 2002 directly above Compass One. Two things carry it. The interchange sits about 50m from the lift lobby, and the floor plates run to sizes no developer draws today, with three-bedders reaching 2,486 sqft. It has traded as resale stock for more than two decades, so the caveat record is the only price list that applies.
Sengkang MRT (NE16/STC) is about 50m on foot, and it does four jobs at once: North East Line platform, both Sengkang LRT loops and the bus interchange, with the mall built onto the station. Five further LRT stations fall inside 1km, Cheng Lim, Compassvale, Renjong, Ranggung and Farmway, with Buangkok (NE15) also inside the kilometre. Our Sengkang condo guide covers how little of the town’s private stock sits that close. The honest limit is the line itself: Dhoby Ghaut runs roughly 30 minutes and longer at peak.
Nine primary schools sit inside the 1km radius that decides priority under P1 registration: Anchor Green, Compassvale, Nan Chiau, North Spring, North Vista, Palm View, Rivervale, Seng Kang and Springdale Primary. Nan Chiau alone drives 1km demand every registration season, and eight alternatives give a family real fallback when a ballot goes against them. Our complete guide to the 2026 Primary One registration exercise sets out how the phases run. Distance is measured from the exact address, so confirm your block with the school’s own checker.
The estate is small by unit count and large by unit size. 56 one-bedroom homes run 667 to 1,141 sqft, 151 two-bedders run 1,033 to 1,722 sqft, 258 three-bedders run 1,249 to 2,486 sqft and 69 four-bedders run 1,550 to 2,820 sqft, with a 2,519 sqft five-bedroom format at the top. That puts 327 of the 536 homes at three bedrooms or more, 61 percent of the estate. The site runs 14,296 sqm at a plot ratio of 4.2, the densest private plot in this town centre, and parking runs one lot per home.
Tenure runs 99 years from 30 April 2000, so a resale buyer in 2026 inherits roughly 73 years. Financing stays clean at that level today, and the discount the market applies for it is visible in the price band below. Our guide to 99-year versus freehold sets out where lease decay actually bites and where it does not. At about 24 years old the estate also asks for a genuine renovation budget.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 56 | 667 - 1,141 | 10.45% | |
| 2 Bedroom | 151 | 1,033 - 1,722 | 28.17% | B2 |
| 3 Bedroom | 258 | 1,249 - 2,486 | 48.13% | |
| 4 Bedroom | 69 | 1,550 - 2,820 | 12.87% | |
| 5 Bedroom | 2,519 | |||
| Overall | 536 | 667 - 2,820 |
Frasers Property Limited is an SGX-listed developer with Singapore roots since 1963. Locally, it has delivered across market cycles, from The Centrepoint to recent projects such as Sky Eden@Bedok, Parc Greenwich (EC), and Riviere (TOP 2023). Its Singapore portfolio spans residential, retail, offices and business parks, industrial and logistics, and hospitality, with in-house development, asset, and property management capabilities. As sponsor of multiple REITs, it operates with clear governance and financial discipline. Buyers benefit from integrated placemaking, consistent build quality, timely delivery, and long-term support, underpinned by a network of well-run malls, workplaces, and hospitality assets that anchor neighbourhoods.
Compass Heights buys you the shortest commute and the biggest rooms in Sengkang, and it charges the least per square foot for them, because the lease is the oldest in the pocket. Every section below is that single trade, examined from a different side.
As of July 2026 the last sixty Compass Heights caveats ran between $726 and $1,409 psf with a median near $1,203 psf. The twelve months to July 2026 hold 15 trades from $806 to $1,409 psf at a median around $1,327 psf, so the recent record sits well above the longer one. The market is repricing the estate upward, not writing it off.
Position explains that number better than the number does. Compass Heights anchors the value end of the Sengkang town centre, and the two newer estates a few hundred metres away sit above it on leases a decade fresher: La Fiesta with 810 units from 2016 and The Luxurie with 622 from 2015. The Quartz adds 625 units from 2009 in the same planning area, and Riversound Residence is the next rung up from about $998 psf. Across the 27 District 19 projects we have reviewed, none trades cheaper on average than this one from about $806 psf, while Botanique at Bartley tops the district range near $2,420 psf. On the executive condominium side, Rivervale Crest brings 490 units from 2002 inside 1km, The Rivervale 671 from 2000 and Park Green 391 from 2004.
One technical note before you compare. Compass Heights predates GFA harmonisation, so its strata areas still include aircon ledges that the newer rulebook excludes. Set its psf beside a post-harmonisation launch and the raw gap understates the difference in usable space, which here runs in the older estate’s favour.
Weighing an entry at this level? Speak to us before you offer. We’ll price the block, floor and facing with you, honest advice, no pressure. WhatsApp us.
The Compass Heights floor plan ladder opens at 667 sqft for a one-bedroom and closes at 2,820 sqft for a four-bedroom. A current new launch in this region draws a two-bedroom at 600 to 700 sqft. The entry two-bedder here is 1,033 sqft. That is the reason most buyers who view one of these plans stop comparing on psf.
Price the ladder at the $1,203 psf median and it reads plainly. The 667 sqft one-bedder lands near $800,000, the 1,033 sqft two-bedder around $1.24m, the 1,249 sqft three-bedder about $1.5m and the largest 2,486 sqft three-bedder near $2.99m. Four-bedders run roughly $1.86m at 1,550 sqft to $3.39m at 2,820 sqft, and the five-bedroom format sits near $3.03m. Treat those as arithmetic on the caveat record rather than quotes.
The live prints show the taper. A 689 sqft one-bedder cleared at $1,408 psf for $970,000 in June 2026, a 1,324 sqft three-bedder at $1,337 psf for $1.77m in July 2026 and a 2,347 sqft penthouse at $1,065 psf for $2.5m in August 2025. Small homes carry the psf and the big plates trade on quantum. Real entry points sit near $920,000 for a one-bedder, about $1.34m for a two-bedder and roughly $1.9m for a three-bedder.
Hold onto that last figure. A family quantum of about $1.9m here buys close to double the floor area of a comparable new launch, with the mall, the interchange and the nine-school radius attached. Our roundup of District 19 condos with the best layouts for large families explains why this generation of floor plates keeps finding buyers.
Start with what it actually competes against. The Sengkang Town subzone holds only three private condominiums, 1,968 homes between them: this estate, The Luxurie and La Fiesta. Nothing new is under construction inside the subzone, and our database records no private project anywhere in the Sengkang planning area with a completion date after 2026. Whatever competes with this address in five years is already standing.
The demand side is the opposite of scarce. Sengkang town carries 77,661 HDB flats across 671 blocks, and 64,763 of them are 4-room or larger, the flat types upgraders sell from. That is more than a hundred upgrader-sized flats for every home in Compass Heights. Each Minimum Occupation Period that expires sends another household shopping for private stock inside their own town, and this is the cheapest door into it. Our District 19 upgrading checklist walks that move through step by step, and our guide to city-fringe living in District 19 covers the wider pocket.
Turnover is the check to run. 80 caveats since August 2021, about 15 trades a year on a 536-unit estate: 8 in 2021, 14 in 2022, 18 in 2023, 16 in 2024, 18 in 2025 and 6 more by July 2026. That is a steady trickle rather than a liquid book, so build patience into how you price the exit. Set against it, rental yields have averaged about 3.7 percent, the strongest in the Sengkang belt, fed by Sengkang General Hospital staff, the school cluster and multi-generational tenants the newer estates physically cannot house. Our rental yields guide explains what that headline figure has to cover first.
Sengkang’s centre keeps densifying around Compass One and Sengkang Grand Mall, and the URA Master Plan’s regional plans set out the longer reshaping of the North-East, including the Paya Lebar Airbase relocation in the 2030s that lifts height restrictions across the belt.
Compass Heights suits school-focused families playing a nine-school ballot, multi-generational households that need genuine floor area, and yield-focused investors who want the strongest rental arithmetic in the Sengkang belt. It also suits the upgrader who would rather spend the budget on square feet than on a lease start date.
The exit audience is that same 64,763-flat upgrader pool, plus landlords. Renters see the estate at its best: a 1,000 sqft two-bedroom home fifty metres from an interchange, above a mall, inside a nine-school radius, at a rent the newer and smaller stock in this belt cannot match on space.
Fit runs the other way too. If lease length is your deciding factor, the two 2010s estates on the same square start a decade later. If you want a quiet residential lane, The Minton and Riversails sit further out on calmer ground. And a town-centre address means bustle, so choose facings deliberately and walk the common areas, because sinking-fund health shows there first.
Thinking about Compass Heights? No two homes here are the same size, and the gap between what a unit costs and what it gives you is the widest in this town centre. Before you shortlist, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
Compass Heights has 2 blocks of 14 storeys.
Compass Heights rises 14 storeys across 2 blocks.
Compass Heights has 536 residential units.
Compass Heights offers 1 Bedroom (667 to 1,141 sqft), 2 Bedroom (1,033 to 1,722 sqft), 3 Bedroom (1,249 to 2,486 sqft), 4 Bedroom (1,550 to 2,820 sqft), 5 Bedroom (2,519 sqft).
The floor plans we hold for Compass Heights are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Compass Heights sits on a site of about 14,296 sqm (roughly 153,900 sqft).
Compass Heights is 99-year leasehold (lease from Apr 2000).
No, Compass Heights is a 99-year leasehold development (lease from Apr 2000).
Compass Heights is developed by Frasers Property.
Compass Heights is at 9 and 11 Sengkang Square, beside the Compass One mall – about 50m from Sengkang MRT (NE16/STC).
Compass Heights is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Sengkang (NE16/STC), about 50m away – the North East Line, both Sengkang LRT loops and the bus interchange all meet beneath Compass One. Five LRT stations are also within 1km.
Schools within 1km of Compass Heights: Anchor Green Primary School, Compassvale Primary School, Nan Chiau Primary School, North Spring Primary School, North Vista Primary School, Palm View Primary School, Rivervale Primary School, Seng Kang Primary School, Springdale Primary School.
Primary schools within 2km of Compass Heights: Anchor Green Primary School, Compassvale Primary School, Nan Chiau Primary School, North Spring Primary School, North Vista Primary School, Palm View Primary School, Rivervale Primary School and Seng Kang Primary School. Of these, Anchor Green Primary School, Compassvale Primary School, Nan Chiau Primary School, North Spring Primary School, North Vista Primary School, Palm View Primary School, Rivervale Primary School, Seng Kang Primary School and Springdale Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Seng Kang Secondary School, Nan Chiau High School, Compassvale Secondary School and Outram Secondary School.
Shopping malls within about 2km of Compass Heights include Compass One, Rivervale Mall, Rivervale Plaza, Sengkang Grand Mall, Hougang Green Shopping Mall and Waterway Point.
Yes – parks within about 2km of Compass Heights include Compassvale Walk Park, Butterfly Garden, Compassvale Lane Park, Saint Anne’s Wood Playground and Compassvale Ancilla Park.
Based on transactions in the last 12 months, PSF ranges from about $806 to $1,409 – the spread reflects the wide range of unit sizes and floors.
Based on recent transactions, 1 Bedroom units start from about $920,000, 2 Bedrooms from about $1.34M, 3 Bedrooms from about $1.9M.
Compass Heights has seen average rental yields of about 3.7% based on recent transactions – among the strongest in the Sengkang belt – and Sengkang MRT (NE16/STC) is about 50m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Compass Heights is a good fit for school-focused families – Anchor Green Primary School, Compassvale Primary School, Nan Chiau Primary School, North Spring Primary School, North Vista Primary School, Palm View Primary School, Rivervale Primary School, Seng Kang Primary School, Springdale Primary School are within 1km.
Compass Heights is a 99-year leasehold integrated development in District 19 developed by Frasers Property, comprising 536 units across 2 blocks beside the Compass One mall, Sengkang MRT and the bus interchange. It obtained TOP in 2002.
Compass Heights obtained TOP in 2002.
Compass Heights is fully completed – TOP was obtained in 2002. Units are now available on the resale market.
Yes. Foreigners can buy Compass Heights because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Compass Heights is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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