72 Compassvale Bow, Singapore 544693
Sengkang Grand Residences is the north east heartland’s only true integrated address, a 99-year leasehold development at Compassvale Bow completed in 2023 by the CapitaLand and City Developments joint venture. Nine blocks hold 680 homes above a podium that carries Sengkang Grand Mall, a public hawker centre, a community club, a childcare centre and the Buangkok bus interchange, with the MRT reached from Basement 1. It launched in 2019 and handed over in 2023, so what follows reads as a resale and rental record rather than a launch pitch.
Buangkok (NE15) on the North East Line is not near the estate but part of it, reached without stepping outdoors, and the bus interchange on Level 1 covers everywhere the train does not. Sengkang (NE16) and Hougang (NE14) both sit within 2km, and Hougang becomes a Cross Island Line interchange around 2030, which adds a second rail spine inside the catchment. What you trade away is quiet, because a transport interchange and a hawker centre under your home are busy by design.
Five MOE primary schools fall inside the 1km ballot radius: Palm View, North Vista, Punggol Primary, Yio Chu Kang and Anchor Green, with seven more inside 2km including Nan Chiau Primary, Seng Kang Primary, Montfort Junior and CHIJ Our Lady of the Nativity, and Nan Chiau High, Montfort Secondary and Serangoon Secondary carrying the years after. Radius only counts in the balloted phases of P1 registration, and our explainer on how Primary 1 registration really works sets out why five inside the line is a materially different position from one. Our own database goes further and also places Montfort Junior School, Nan Chiau Primary School and Seng Kang Primary School inside the same radius, which would make it eight. Verify your exact block with the school distance checker before balloting.
The unit mix runs eight layouts, from 474 sqft one-bedroom-plus-study homes to 1,324 sqft four-bedroom-premium-plus-flexi formats. 372 of the 680 units sit in the one and two-bedroom band and 308 carry three bedrooms or more, close to an even split between rental stock and family stock. Density is moderate rather than packed, a plot ratio of 2.1 over a 37,254.9 sqm site, and the residential decks sit above the commercial podium rather than beside it, which is the line between a genuine integrated project and a condominium with shops attached.
Tenure runs 99 years from 13 November 2018. Owners who took keys at completion started with about 94 years and a buyer today takes on roughly 91, which keeps financing and CPF use uncomplicated for decades. Units came fitted with De Dietrich kitchen appliances and Duravit and Hansgrohe sanitary ware, a specification that sat above the Outside Central Region norm at launch and still reads that way at resale. What all of it costs is the next section.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom + Study | 131 | 474 - 506 | 19.26% | 1BR+S | |
| 2 Bedroom | 95 | 624 - 678 | 13.97% | 2BR | |
| 2 Bedroom + Study | 10 | 624 | 1.47% | 2BR+S | |
| 2 Bedroom Premium + Study | 136 | 732 - 764 | 20.00% | 2BR-P+S | |
| 3 Bedroom | 148 | 936 - 947 | 21.76% | 3BR | |
| 3 Bedroom Premium | 56 | 1,023 - 1,055 | 8.24% | 3BR-P | |
| 3 Bedroom Premium + Flexi | 55 | 1,012 | 8.09% | 3BR-P+F | |
| 4 Bedroom Premium + Flexi | 49 | 1,313 - 1,324 | 7.21% | 4BR-P+F | |
| Overall | 680 | 474 - 1,324 | 100.00% | 8 |
CapitaLand is a leading Singapore developer formed in 2000, delivering homes and large-scale mixed-use projects locally and across Asia. In Singapore, its track record includes integrated landmarks such as CapitaSpring and CanningHill Piers, alongside recent residential launch J’den in Jurong East. It also redeveloped Funan, underscoring capability in retail and office-led mixed-use assets. Beyond residences, CapitaLand is active in retail, offices, integrated developments, and hospitality through The Ascott, with selective regional projects like Sycamore in Binh Duong New City. Buyers value its disciplined investment approach, sustainable asset management, and consistent delivery, supported by deep operating expertise and long-term asset stewardship.
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.
One idea explains this estate. A neighbour can copy a pool, a gym or a marble lobby; a neighbour cannot build itself a station entrance, a bus interchange and a three-storey mall. That is why Sengkang Grand Residences trades above the district’s ordinary stock and why it should keep doing so. Below: what the podium is worth, how the eight layouts split, and how supply reads.
As of July 2026, the last sixty caveats ran from $1,873 to $2,223 psf with a median around $2,034 psf. The most recent twelve months sit higher again at a $2,055 median across 41 transactions, so the trend since completion has been upward rather than flat, which is unusual for suburban stock three years past handover.
Read the gap to the neighbours as the price of the podium rather than as a premium for newness. The Florence Residences and Riverfront Residences both trade below this level without a hub underneath, and that difference is the explicit cost of never needing an umbrella. Closer in, Jewel @ Buangkok brings 616 units from 2016 about 260 metres away, La Fiesta another 810 from 2016 and The Luxurie 622 from 2015, with Esparina Residences at 573 units from 2013 the nearest of all. All run the same 99-year tenure, so the comparison is age, product and integration rather than lease type.
One technical note before you compare against anything newer. Sengkang Grand Residences was acquired before GFA harmonisation took effect, so its strata areas still include aircon ledges the current rulebook excludes, and a psf set against a post-harmonisation launch is not a comparison of identical square feet. Our review of new launch versus resale in District 19 works through that trade properly.
Buying or selling at these levels? The integration premium, format for format, is the live trade in this pocket, and it moves with the stack. Talk to us before you commit and we will put real numbers against it, honest advice, no pressure. WhatsApp us.
The family half of the Sengkang Grand Residences floor plan set is built around the three-bedroom band: 148 units at 936 to 947 sqft form the core, with 56 three-bedroom premium at 1,023 to 1,055 sqft, 55 three-bedroom premium-plus-flexi at 1,012 sqft and 49 four-bedroom premium-plus-flexi at 1,313 to 1,324 sqft above them. The flexi rooms do real work for a household needing a study now and a fourth bedroom in five years, and our guide to the best layouts for large families in District 19 sets those formats against the district’s alternatives.
At the other end, 131 one-bedroom-plus-study homes at 474 to 506 sqft and 136 two-bedroom-premium-plus-study at 732 to 764 sqft carry the rental market. A tenant at an integrated address with a station in the basement is a tenant who renews, and that is the practical version of the case in our rental yields guide.
Price the ladder at the $2,034 median and it reads plainly: about $965,000 at 474 sqft, $1.38m at 678 sqft, $1.55m at 764 sqft, $1.90m at 936 sqft, $2.15m at 1,055 sqft and $2.69m at the 1,324 sqft top. Treat those as arithmetic on the caveat record rather than quotes. The live prints track them closely: a 474 sqft one-bedroom-plus-study at $958,888 in March 2026, a 764 sqft two-bedroom premium at $1,588,888 in July 2026, a 936 sqft three-bedder at $1,978,000 in July 2026 and a 1,324 sqft four-bedroom premium-plus-flexi at $2.5m in January 2026.
Above the podium the private facilities are properly provisioned: two clubhouses with gymnasiums and function rooms, five lifestyle clubs, a 50m lap pool, a parkour gym, a treetop walk and three themed gardens. Because Sengkang Grand Residences is complete you can walk all of it before you offer, time the route from the train and see which stacks look onto the interchange, a check no launch can give you.
The Compassvale subzone is a closed pocket: four private estates, about 2,494 homes between them, and nothing under construction to add a fifth. Widen to the Sengkang planning area and there are 25 private projects and 15,222 units, with no project scheduled to complete after 2026 anywhere in the town. Sengkang Grand Residences is the only integrated address in either count, and there is no second transport parcel to build another on.
The demand side is one of the biggest in Singapore. Sengkang carries about 77,661 HDB flats across 671 blocks, and 64,763 of them are 4-room or larger, the flat types households sell when they move up. Each BTO wave passing its Minimum Occupation Period releases another cohort with a flat to sell and a purchase to make, and the hub is their natural landing because it asks them to give up nothing. Our checklist for upgrading from HDB to condo in District 19 walks that move through.
Liquidity backs the story rather than resting on it. 281 caveats have been lodged from August 2021 through July 2026 against 680 units, roughly two homes in five changing hands. The curve makes sense once you know the timeline: 97 in 2021 and 41 in 2022 as launch buyers traded before completion, a quiet 12 in the 2023 handover year, then 66 in 2024, 42 in 2025 and 23 more by July 2026. Our Buangkok condo guide covers the surrounding field and our Sengkang condo guide sets out where value sits across the wider town.
Two checks belong in any offer. Podium retail is only an asset while it stays leased and the tenant mix stays useful, so three years of trading history is worth reading, as is the URA Master Plan for what else is coming to the corridor, alongside our study of how the Cross Island Line will affect District 19 prices. And ask the MCST for its accounts and sinking fund position, a check that simply does not exist on a launch.
Sengkang Grand Residences suits families who want schools, a mall and a station in one address without owning a car, upgraders staying inside the Sengkang and Buangkok heartland, and landlords who want a listing that sells itself on the transport line alone. Beyond the podium, Compass One, Hougang Mall, Rivervale Plaza and Buangkok Square fill in the wider retail catchment and Sengkang Riverside Park and Punggol Park cover the green side, so a household is never dependent on one mall.
The exit audience is the reason the premium holds. A completed integrated address with a station entrance in the basement is differentiated stock against every older Sengkang condominium chasing the same tenant, and the 680-unit scale keeps it liquid: big enough that comparable transactions appear every month, small enough that a seller is not queuing behind two hundred neighbours.
Fit runs the other way too. If enclave quiet is what you are buying, Sengkang Grand Residences is not it, because the hub’s activity is the point of the address, and stacks facing the interchange or the hawker centre deserve a noise check at different times of day. If you want more floor area for the money, the older estates a few minutes away give it without the podium.
Thinking about Sengkang Grand Residences? Stack, level and outlook move the price here more than the listing headline does. Before you offer, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us.
Sengkang Grand Residences has 9 blocks.
Sengkang Grand Residences has 680 residential units.
Sengkang Grand Residences is 99-year leasehold (lease from 13/11/2018).
No, Sengkang Grand Residences is a 99-year leasehold development (lease from 13/11/2018).
Sengkang Grand Residences is developed by Siena Residential Development Pte Ltd (CapitaLand & City Developments Limited JV).
Sengkang Grand Residences’s Architects are: –
Sengkang Grand Residences’s Builder is –
Integrated Development with Buangkok MRT Station (direct connection at Basement 1), Bus Interchange (Level 1), 3-Storey Retail Mall, Integrated Hawker Centre (Level 2), Community Plaza (Level 1), Community Club, Childcare Centre (Level 2), Supermarket, 2 Clubhouses with Gymnasium and Function Rooms, 5 Lifestyle Clubs, 50m Lap Pool, Parkour Gym, TreeTop Walk, Trampoline Thrill, Five Senses Garden, Green Highline, Misty Garden, Branded Appliances from De Dietrich (Fridge, Cooker Hood, Hob, Oven, Washer Dryer), Quality Wares and Fittings from Duravit and Hansgrohe
Sengkang Grand Residences is located at Compassvale Bow, in District 19, directly integrated with Buangkok MRT (NE15) via Basement 1, within the established Sengkang / Buangkok residential enclave.
Sengkang Grand Residences is in District 19 (D19), which covers Serangoon Garden, Hougang and Punggol, within Singapore’s Outside Central Region (OCR).
The nearest MRT station to Sengkang Grand Residences is Buangkok MRT (NE15) on the North-East Line, directly integrated at Basement 1. Sengkang MRT (NE16/STC) and Hougang MRT (CR8/NE14) are within 2km.
Primary Schools within 1km of Sengkang Grand Residences:
Palm View Primary School
North Vista Primary School
Punggol Primary School
Yio Chu Kang Primary School
Anchor Green Primary School
Sengkang Grand Residences offers strong investment fundamentals: rare true integrated MRT connection at Buangkok (NE15) via Basement 1, integrated bus interchange, mall, hawker centre and community club at the podium, five MOE primary schools within 1km, and the powerhouse CapitaLand + CDL developer pedigree. As with any investment, prospective buyers should conduct their own due diligence.
Yes, Sengkang Grand Residences is highly suitable for families. It offers 3-Bedroom, 3-Bedroom Premium, 3-Bedroom Premium + Flexi and 4-Bedroom Premium + Flexi layouts up to 1,324 sqft. Family-friendly facilities include the 50m Lap Pool, Parkour Gym, TreeTop Walk, Trampoline Thrill, on-site Childcare Centre and integrated hawker centre. Five MOE primary schools are within 1km.
Sengkang Grand Residences is a 99-year leasehold integrated mixed-use development in District 19 with 680 residential units across 9 blocks, plus Sengkang Grand Mall (3-storey retail), Sengkang Grand Hawker Centre, Community Club, Childcare Centre and Bus Interchange. It is developed by Siena Residential Development Pte Ltd, a JV between CapitaLand and City Developments Limited (CDL), and was completed in 2023.
Sengkang Grand Residences obtained TOP in 2023.
Sengkang Grand Residences was launched in 2019. It obtained TOP in 2023 and is now a completed development transacting in the resale and rental markets.
Yes. Foreigners can buy Sengkang Grand Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Sengkang Grand Residences’s showflat has been decommissioned as the development is completed. Viewings of available resale units are now conducted on-site. Please contact our appointed sales team to schedule a viewing.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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