Jewel @ Buangkok is a 99-year leasehold condominium at Compassvale Bow in District 19, completed in 2016 by White Haven Properties and trading on the resale market ever since. Two facts carry the address: Buangkok MRT is about 250m from the door, and six primary schools fall inside the 1km ballot radius. DCA Architects designed it as 616 units across six blocks of up to 17 storeys on an 18,148 sqm site at a plot ratio of 3.0, the highest in this cluster.
Buangkok station (NE15) is about 250m on foot, a walk rather than a bus ride, and the North East Line runs direct to Serangoon, Little India and Dhoby Ghaut with no transfer, about 30 minutes into town. Renjong and Ranggung LRT sit inside the same kilometre, with the Hougang and Sengkang interchanges both within 2km. Hougang also becomes a Cross Island Line interchange around 2030. Be clear about the trade: Buangkok is the quieter stop and has no mall attached to it, so a mid-week errand means a short LRT or bus hop.
The school hand is the strongest single card here. CHIJ Our Lady of the Nativity, Montfort Junior School, North Vista Primary, Palm View Primary, Punggol Primary and Yio Chu Kang Primary all sit inside the 1km radius that decides ballot priority under P1 registration, six priority options from one address. The 2km ring adds ten more, among them Anchor Green, Nan Chiau, Rivervale and Seng Kang. Our complete guide to the 2026 Primary One registration exercise sets out how the phases run, and our roundup of the top primary schools near District 19 condos puts it in context. Distances run from your exact block, so the school’s own checker is the version that counts.
The unit mix explains who actually lives here. 82 one-bedroom homes and 237 two-bedders open the ladder, but above them sit 252 three-bedroom units, 42 four-bedders and 21 five-bedroom homes and penthouses running to 2,540 sqft. 315 of the 616 homes carry three bedrooms or more. Where the 2016 crop of suburban launches loaded up on shoebox stock, Jewel @ Buangkok did the opposite, and the resident profile still shows it. Parking runs 616 lots for 616 homes.
Tenure runs 99 years from 12 September 2012, so about 85 years remain in 2026. A buyer at the 2016 completion started with roughly 96, and today’s resale buyer inherits a lease comfortably inside the band banks and CPF treat without friction. At about ten years old the estate is in early middle age. What the combination costs is next.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 82 | 463 - 581 | 13.31% | A1 - A3 |
| 2 Bedroom | 237 | 689 - 904 | 38.47% | B1 - B3 |
| 3 Bedroom | 252 | 872 - 1,389 | 40.91% | C1 - C6 |
| 4 Bedroom | 42 | 1,324 - 1,647 | 6.82% | D1 - D4 |
| 5 Bedroom | 21 | 1,636 - 2,540 | 3.41% | E1 & PH1 - PH3 |
| Overall | 616 | 463 - 2,540 | 100.00% |
City Developments Limited (CDL) is a Singapore developer with a continuous track record since 1963, known for delivering well-built homes and managing projects reliably through market cycles. Its portfolio spans residences, offices, retail, integrated developments, and a global hotel arm under Millennium & Copthorne. Notable projects include Lumina Grand (EC), Tembusu Grand, The Myst, CanningHill Piers, and the revitalised Republic Plaza. Buyers value CDL’s consistent execution, thoughtful layouts, and durable specifications, as well as its focus on sustainable, future-ready design. With strong local experience and stewardship of landmark sites, CDL offers confidence on delivery, long-term asset upkeep, and enduring neighbourhood impact.
The story here is a family estate between two town centres, priced below both. Jewel @ Buangkok draws on Sengkang one way and Hougang the other, keeps a full MRT station 250m from the gate and holds the deepest ballot catchment in the pocket, without paying for a podium it does not have. Below: the price band, the format ladder and the supply picture.
As of July 2026 the last sixty caveats ran between $1,526 and $2,007 psf with a median around $1,775 psf. The last twelve months hold 44 of those trades in a tighter band, $1,548 to $2,007 at a median near $1,813 psf, so the recent record sits at the upper end of the longer one, which is a firming market rather than a drifting one.
The structure of the local price ladder is easier to read than the numbers alone. Sengkang Grand Residences sets the subzone ceiling from 2023 at 0.26km, The Quartz anchors the value end with 625 units from 2009 at 0.19km, and Esparina Residences sits between them at 0.11km. La Fiesta adds 810 units of the same 2016 vintage about a kilometre out. All run 99-year tenure, so the spread is age, station distance and format rather than lease mathematics, and Jewel @ Buangkok sits below the integrated stock while keeping the station walk and the deeper school catchment.
Widen the frame and the walk prices itself against Botanique at Bartley near a $2,000 psf median for a newer building on the Circle Line, Parc Vera near $1,411 psf for a lower-density Hougang address away from the station, and River Isles near $1,471 psf for a Punggol estate on LRT rather than MRT. The gap over those last two is what 250m to a full MRT station is worth, stated plainly. One technical note: this estate predates GFA harmonisation, so its strata areas still include aircon ledges the current rulebook excludes, and our comparison of new launch versus resale in District 19 puts hard numbers against that gap.
Weighing an offer at these levels? The family stacks trade rarely, so timing matters more here than the asking price does. Talk to us before you commit and we will run block, floor and facing with you, honest advice, no pressure. WhatsApp us.
Run the Jewel @ Buangkok floor plan ladder properly, because the sizes are the reason to be here. The one-bedders cover 463 to 581 sqft across the A1 to A3 series and the two-bedders run 689 to 904 sqft over B1 to B3. The three-bedroom band is the largest, six layouts from C1 to C6 stretching 872 to 1,389 sqft, then the D-series four-bedders from 1,324 to 1,647 sqft, and the five-bedroom homes and penthouses from 1,636 to 2,540 sqft.
That top end is what a 5-room flat owner is comparing against. A 1,389 sqft three-bedder or a 1,647 sqft four-bedder translates straight from an HDB floor plate instead of asking a household to shrink into it, the compromise most current launches force. Our checklist for District 19 upgraders walks the move through and our roundup of District 19 condos with the best layouts for large families explains why this generation of floor plates holds its buyers.
Price the ladder at the $1,775 median and it comes out cleanly: the 463 sqft one-bedder near $820,000, the 689 sqft two-bedder around $1.22m, the 872 sqft three-bedder about $1.55m, the 1,324 sqft four-bedder near $2.35m, the 1,636 sqft five-bedder around $2.90m and the 2,540 sqft penthouse format roughly $4.5m. Treat those as arithmetic on the caveat record rather than quotes, because the real market tapers as formats grow.
The live prints confirm the shape. A 1,152 sqft three-bedder cleared $2.168m in July 2026, a 721 sqft two-bedder $1.325m the same month and a 484 sqft one-bedder $785,000 in June 2026. On recent transactions, Jewel @ Buangkok one-bedders start from about $785,000, two-bedders from about $1.19m and three-bedders from about $1.87m.
Count the competition and it is short. Only four private estates share the Compassvale subzone, about 2,494 homes in total, and not one is under construction. Across the Sengkang planning area there are 25 private developments and 15,222 units, and nothing at all scheduled to complete after 2026. New supply is not the risk to this address.
Demand comes from one of the biggest flat populations in Singapore. Sengkang holds about 77,661 HDB homes and 64,763 of them are 4-room or larger, which is the pool that buys a family three-bedder inside a six-school radius. The Minimum Occupation Period flow across Sengkang, Hougang and Punggol keeps refilling it, so when an owner here eventually sells the buyer is most likely a family moving three bus stops.
The trading record already reads that way. 185 caveats have been lodged since August 2021 on a 616-unit estate, the most recent in July 2026, which is roughly five percent of the project changing hands each year. The curve is steady rather than spiky: 24 in 2021, 35 in 2022, 23 in 2023, 40 in 2024, 40 in 2025 and 23 more by July 2026. Rental yields have averaged about 3.4 percent and our rental yields guide explains what that has to cover. About 76 percent of owners on record are Singaporean and 18 percent Permanent Residents, so Jewel @ Buangkok trades on local demand.
Longer term, two catalysts sit under the pocket rather than in it. The Cross Island Line interchange at Hougang arrives around 2030, and our analysis of how the Cross Island Line will move District 19 prices works through which addresses gain most. The Paya Lebar Airbase relocation in the 2030s then lifts the aviation height limits that have capped this belt, as the URA Master Plan’s regional plans set out. Neither is priced into a 2016 estate the way it is into a launch selling today.
Jewel @ Buangkok suits upgrader families who want space and school options without town-centre pricing, and buyers who prefer a quieter address two stops from everything. The in-between position pays daily: Sengkang interchange and Compass One serve one direction, Hougang MRT and Hougang Mall the other, with Buangkok Hawker Centre covering the food run. Our Buangkok condo guide sets out how this stretch prices against the towns either side, and the Sengkang condo guide covers the neighbour town.
Landlords read it from the other side. A family-sized home 250m from an MRT station, inside a six-school ballot radius, with one carpark lot per unit, holds tenants longer than the compact stock nearby. The yield is average for the district, but the tenancy is stable and turnover cost is low, which a headline yield never shows.
Fit matters in the other direction too. If you want the shops in the lift lobby, the integrated stock at Sengkang is the honest answer. If the plan is a long hold, price the lease decay properly rather than treating 85 years as a rounding error. And the four and five-bedroom stock is thin at 63 units of 616, so the largest layouts come to market rarely and carry a scarcity premium when they do.
Thinking about Jewel @ Buangkok? The gap between a C1 and a penthouse is enormous in both price and scarcity, so stack choice decides the outcome more than the headline psf. Before you shortlist, speak to us, honest advice, no pressure. WhatsApp us.
Jewel @ Buangkok has 6 blocks of 17 storeys.
Jewel @ Buangkok rises 17 storeys across 6 blocks.
Jewel @ Buangkok has 616 residential units.
Jewel @ Buangkok offers 1 Bedroom (463 to 581 sqft), 2 Bedroom (689 to 904 sqft), 3 Bedroom (872 to 1,389 sqft), 4 Bedroom (1,324 to 1,647 sqft), 5 Bedroom (1,636 to 2,540 sqft).
The floor plans we hold for Jewel @ Buangkok 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.
Jewel @ Buangkok sits on a site of about 18,148 sqm (roughly 195,300 sqft).
Jewel @ Buangkok is 99-year leasehold (lease from Sep 2012).
No, Jewel @ Buangkok is a 99-year leasehold development (lease from Sep 2012).
Jewel @ Buangkok is developed by White Haven Properties Pte Ltd.
Jewel @ Buangkok was designed by DCA Architects Pte Ltd.
Jewel @ Buangkok is at Compassvale Bow – about 250m from Buangkok MRT (NE15), between the Hougang and Sengkang town centres.
Jewel @ Buangkok is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest MRT is Buangkok (NE15), about 250m away, with Renjong and Ranggung LRT also within 1km. Hougang (NE14) and Sengkang (NE16/STC) interchanges are within 2km.
Schools within 1km of Jewel @ Buangkok: CHIJ Our Lady of the Nativity, Montfort Junior School, North Vista Primary School, Palm View Primary School, Punggol Primary School, Yio Chu Kang Primary School.
Primary schools within 2km of Jewel @ Buangkok: CHIJ Our Lady of the Nativity, Montfort Junior School, North Vista Primary School, Palm View Primary School, Punggol Primary School, Yio Chu Kang Primary School, Anchor Green Primary School and Compassvale Primary School. Of these, CHIJ Our Lady of the Nativity, Montfort Junior School, North Vista Primary School, Palm View Primary School, Punggol Primary School and Yio Chu Kang Primary School fall inside the 1km P1 registration radius. Secondary options nearby include North Vista Secondary School, Monfort Secondary School, Seng Kang Secondary School and Nan Chiau High School.
Shopping malls within about 2km of Jewel @ Buangkok include Sengkang Grand Mall, Compass One, Hougang Mall, Hougang Green Shopping Mall, Kang Kar Mall and Rivervale Plaza.
Yes – parks within about 2km of Jewel @ Buangkok include Compassvale Ancilla Park, Hougang Crest Sports Park, Compassvale Lane Park, Butterfly Garden and Punggol Park.
Based on transactions in the last 12 months, PSF ranges from about $1,548 to $2,008.
Based on recent transactions, 1 Bedroom units start from about $785,000, 2 Bedrooms from about $1.19M, 3 Bedrooms from about $1.87M, 4 Bedrooms from about $3.1M.
Jewel @ Buangkok has seen average rental yields of about 3.4%, with Buangkok MRT (NE15) about 250m away and four primary schools within 1km. Family-sized stock makes up the bulk of the development, which supports owner-occupier demand on resale. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Jewel @ Buangkok is a good fit for school-focused families – CHIJ Our Lady of the Nativity, Montfort Junior School, North Vista Primary School, Palm View Primary School, Punggol Primary School, Yio Chu Kang Primary School are within 1km.
Jewel @ Buangkok is a 99-year leasehold condominium in District 19 developed by White Haven Properties, comprising 616 units across 6 blocks. It obtained TOP in 2016.
Jewel @ Buangkok obtained TOP in 2016.
Jewel @ Buangkok is fully completed – TOP was obtained in 2016. Units are now available on the resale market.
Yes. Foreigners can buy Jewel @ Buangkok because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Jewel @ Buangkok 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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