1 Serangoon North View, Singapore 554343
The Luxurie is Keppel Land’s 622-unit condominium on Compassvale Road, completed in 2015 and built around one unusual decision: 344 of its 622 homes are two-bedders, more than half the estate in a single format. The interchange sits about 300m away with Compass One attached to it. There is no showflat and no price list here, only a decade of caveats.
Sengkang MRT (NE16/STC) is about 300m on foot and does four jobs in one hub: North East Line platform, Sengkang East and West LRT loops and the bus interchange, with the mall built onto the station. Six more stations fall inside 1km, Buangkok (NE15) plus Ranggung, Renjong, Compassvale, Cheng Lim and Kangkar LRT. Our Sengkang condo guide covers how little of the town’s private stock sits inside that range. The trade is the length of the line, not the walk to it: Dhoby Ghaut is roughly 30 minutes and longer at peak.
Nine primary schools sit inside the 1km ballot 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 is the draw, a Special Assistance Plan school among the most contested in the North-East, with eight alternatives inside the same radius when a ballot fails. Our complete guide to the 2026 Primary One registration exercise walks through how the phases run. Across eight blocks, let the school’s own distance checker settle your band.
The format range is wide for 622 homes. 30 one-bedders run 452 to 657 sqft, a deliberately thin band. 344 two-bedders run 732 to 1,109 sqft. 201 three-bedders run 969 to 1,722 sqft, and 47 four-bedders run 1,313 sqft up to 2,745 sqft at penthouse level. Eight blocks of up to 15 storeys sit on 17,685 sqm at a plot ratio of 3, with one parking lot per home, provisioning newer launches in this belt no longer offer.
Tenure runs 99 years from 15 June 2011, so a resale buyer in 2026 inherits roughly 84 years. That is the older of the two 2010s leases in this pocket by a year, worth naming plainly, and still comfortably inside the band banks and CPF treat without friction. Our guide to 99-year versus freehold sets out what actually moves and what does not. The buying section prices the rest.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 86 | 452 - 570 | 14.03% | A1, A2, A2-P | |
| 1 Bed + Study | 68 | 517 - 614 | 11.09% | A3S | |
| 2 Bedroom | 97 | 614 - 732 | 15.82% | B1, B2 | |
| 2 Bed + Study | 84 | 689 - 829 | 13.70% | B2S, B3S | |
| 3 Bedroom | 127 | 786 - 1,066 | 20.72% | C1, C2, C3 | |
| 3 Bed + Study | 44 | 904 - 1,163 | 7.18% | C4S | |
| 4 Bed + Study | 54 | 1,119 - 1,442 | 8.81% | D1S | |
| 4 Bed Deluxe | 26 | 1,195 - 1,561 | 4.24% | D2 | |
| 5 Bedroom | 27 | 1,539 - 1,981 | 4.40% | E1 | |
| Overall | 613 | 452 - 1,981 | 100.00% | 9 |
Keppel Land is the real estate arm of Keppel Ltd, with decades of development experience and a strong Singapore track record across residential, mixed-use, retail, senior living and large integrated projects. Its portfolio emphasizes sustainable, technology-enabled design and disciplined delivery. Notable works include Reflections at Keppel Bay, Marina Bay Financial Centre, The Reef at King’s Dock and 19 Nassim. In Singapore, the firm’s projects are recognised for planning that optimises livability, connectivity and maintenance over time. Buyers can expect solid build quality, efficient layouts, pragmatic amenities, and estate management that supports long-term value.
Wing Tai Holdings is a Singapore developer active since 1978, known for design-led homes and a steady delivery record. Its recent projects—The LakeGarden Residences, The M, and The Garden Residences—showcase thoughtful architecture, sustainable features, and efficient layouts in well-connected city and suburban locations. Notable past works such as Le Nouvel Ardmore and Belle Vue Residences reflect depth in luxury and mid-tier segments. Buyers can expect quality finishes, practical unit planning, and reliable estate management, informed by Wing Tai’s broader experience in lifestyle retail and hospitality across Asia-Pacific. The result is developments that balance liveability, maintenance sensibility, and enduring appeal in Singapore’s market.
The Luxurie is the easiest estate in this town centre to buy into and the most demanding one to choose within. Half the project is a single two-bedroom format with a recent comparable always on the board, while roughly $750 psf separates the estate’s cheapest trade from its dearest. Stack, floor and condition do most of the work here.
As of June 2026 the last sixty The Luxurie caveats ran between $1,076 and $1,836 psf with a median near $1,594 psf. The twelve months to June 2026 hold 32 trades from $1,083 to $1,836 psf at a median around $1,669 psf. We quote ranges rather than averages because the spread is the story, one of the widest in the district.
Read the band honestly: the low end comes from the large formats, not from cheap small units. A 1,690 sqft three-bedder traded at $1,112 psf for $1.88m in May 2026 and a 2,164 sqft penthouse at $1,354 psf for $2.93m in June 2026, while a 452 sqft one-bedder cleared at $1,836 psf for $830,000. Big homes trade on quantum, small homes on psf, and the taper between them is where the genuine value sits.
Position it against the square. La Fiesta is 110m away, 810 units from 2016, newer by a year and family-weighted where this estate is two-bedroom weighted. Sengkang Grand Residences sits 0.81km off, 680 units from 2023, the newer and dearer end. Compass Heights with 536 units from 2002 anchors the value end from about $806 psf. The Quartz adds 625 units from 2009 within 1km and Jewel @ Buangkok another 616 from 2016. Among the 27 District 19 projects we have reviewed, The Luxurie sits mid-band, with about 10 of 26 neighbours trading cheaper on average.
One technical note before you weigh those numbers. The Luxurie predates GFA harmonisation, so its strata areas still include aircon ledges the current rulebook excludes. Set its psf beside a post-harmonisation launch and you are not comparing identical square feet, so adjust before you draw a conclusion.
Shortlisting a unit here? Send us the stack and the floor before you offer. We’ll show you what the comparable ones actually fetched, honest advice, no pressure. WhatsApp us.
With 344 of them, The Luxurie holds the deepest two-bedroom market in the Sengkang town centre, and the B-series covers a lot of ground, from 732 sqft to 1,109 sqft. That depth cuts both ways. Your unit is easy to value because something comparable traded recently, and easy for a buyer to walk away from, so condition and floor are what separate your home from the other 343.
The A-series one-bedders run 452 to 657 sqft across only 30 homes, thin investor stock by design. The C-series three-bedders run 969 to 1,722 sqft across 201 homes and the D-series four-bedders run 1,313 to 2,745 sqft across 47. Anyone searching for a The Luxurie floor plan finds the same bedroom count covering very different homes, which is exactly why stack selection matters more here than usual.
Run the ladder at the $1,594 psf median. The 452 sqft one-bedder lands near $720,000, the 732 sqft two-bedder around $1.17m and the largest 1,109 sqft two-bedder near $1.77m. Three-bedders run roughly $1.54m at 969 sqft to $2.74m at 1,722 sqft, and four-bedders start about $2.09m at 1,313 sqft. Treat those as arithmetic on the caveat record rather than quotes. Actual entry points sit near $808,000 for a one-bedder, about $1.06m for a two-bedder and roughly $1.69m for a three-bedder.
One thing no floor plan shows: Keppel Land built The Luxurie, and developer pedigree tends to surface a decade on in how the common areas are kept. Walk the pool deck and the lift lobbies and compare them against estates of the same vintage here.
The Luxurie is easy to place in its market. The Sengkang Town subzone holds three private condominiums and 1,968 homes between them, so private housing is roughly one unit in forty across a town of 77,661 HDB flats. Nothing is under construction in the subzone, and our database records no private project in the Sengkang planning area completing after 2026. The planning area holds 25 projects and 15,222 private homes, 9,663 units of that completed in 2016 or later, so the young stock is already built and trading.
The demand side is the whole story. Of Sengkang’s flats across 671 blocks, 64,763 are 4-room or larger, and those are the households that sell a flat and buy a condominium. A Keppel-built two-bedder three minutes from their old block is a natural first private purchase, and the Minimum Occupation Period pipeline across Sengkang and Punggol keeps refilling the queue. Our District 19 upgrading checklist walks the move through step by step.
Turnover is the evidence that they show up. The Luxurie has logged 186 caveats since August 2021, roughly five percent of the estate changing hands each year: 26 in 2021, 38 in 2022, 29 in 2023, 39 in 2024, 35 in 2025 and 19 more by June 2026. Rental yields have averaged about 3.4 percent, supported by the interchange and the town-centre tenant pool, and our rental yields guide explains what that figure has to cover. The lease is the check to run against all of it, comfortable today at 84 years and still the earliest clock of the two 2010s estates here.
Ahead of the estate sits rail. The Cross Island Line reaches Hougang around 2030 and extends to Punggol in 2032, adding east-west connections to a corner served by the North East Line alone today, and our analysis of how the Cross Island Line will move District 19 prices works through which pockets gain most. Nearer term the town centre keeps densifying around Compass One and Sengkang Grand Mall, and the URA Master Plan’s regional plans set out the Paya Lebar Airbase relocation behind it. None of that is priced into a 2015 estate the way it is into a new launch on the same line, a gap our new launch versus resale in District 19 comparison puts numbers on.
The Luxurie suits couples and small families who want a genuinely liquid two-bedroom home at an interchange, parents working the Nan Chiau and Sengkang ballots, and and upgraders who want a well-run estate three minutes from the flat they are selling.
The exit audience is that same upgrader pool plus tenants. Renters see the strongest version of the address: a Keppel-built home 300m from an interchange, in the deepest two-bedroom pool in the town centre, with nine primary schools in the ballot radius.
Fit runs the other way too. If you need a large family plate or a five-bedroom format, La Fiesta next door was built for it. If entry quantum decides, Compass Heights on the same square sits materially lower on an older lease. Compact investor stock here is genuinely thin at 30 one-bedders, and a town-centre address means traffic and interchange activity, so view stacks at different hours before you shortlist.
Thinking about The Luxurie? With that spread across the estate, two homes with the same bedroom count can be very different buys, and choosing well is most of the return. Before you offer, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.
The Garden Residences has 5 blocks of 15 storeys.
The Garden Residences has 613 residential units.
The Garden Residences is 99-year leasehold (lease from 30/10/2017).
No, The Garden Residences is a 99-year leasehold development (lease from 30/10/2017).
The Garden Residences is developed by Gardens Development Pte Ltd (JV: Keppel Land & Wing Tai Asia).
The Garden Residences’s Architects are: ADDP Architects LLP
The Garden Residences’s Builder is Dragages Singapore Pte Ltd
Grand Arrival, Drop Off, Guard House, Concierge, Clubhouse, Function Room, Gourmet Kitchen, Karaoke Room, Gymnasium (24-hour), Yoga Studio, Steam Room, Changing Rooms, 75m Swimming Pool, Family Pool, Children’s Pool, Spa Pool, Swim-Up Spa, Pool Deck, Sun Loungers, BBQ Pavilions, Outdoor Dining, Tennis Court, Multi-Purpose Court, Yoga Lawn, Tai Chi Lawn, Reflexology Path, Adventure Playground, Toddler’s Playground, Sand Play Area, Pet Park, Reading Pavilion, Zen Pavilion, Meditation Garden, Herb Garden, Air-filtering Garden, Fragrance Garden, Healing Garden, The Boardwalk, Reflective Pond, Floral Garden, Side Gate to Serangoon North Ave 1, Free Shuttle Bus to Serangoon MRT (1 year)
The Garden Residences is located at 1, 3, 5, 7 & 9 Serangoon North View, in District 19, within the established Serangoon Gardens / Serangoon North residential enclave, minutes from myVillage at Serangoon Garden.
The Garden Residences is in District 19 (D19), which covers Serangoon Garden, Hougang and Punggol, within Singapore’s Outside Central Region (OCR).
The Garden Residences has two upcoming Cross Island Line MRT stations within 1km: Serangoon North MRT (CR9) and Tavistock MRT (CR10). Serangoon MRT (CC13/NE12), Lorong Chuan MRT (CC14) and Kovan MRT (NE13) are within 2km. A free shuttle bus to Serangoon MRT was also provided for the first year.
Primary Schools within 1km of The Garden Residences:
Zhonghua Primary School
Rosyth School
The Garden Residences offers strong investment fundamentals: future Cross Island Line dual-MRT access within 1km (Serangoon North CR9 and Tavistock CR10), the premier Keppel Land + Wing Tai Asia developer JV, two MOE primary schools within 1km (including Rosyth School), and the mature Serangoon Gardens lifestyle catchment. As with any investment, prospective buyers should conduct their own due diligence.
Yes, The Garden Residences is suitable for families. It offers 3-Bedroom, 3-Bedroom + Study, 4-Bedroom + Study, 4-Bedroom Deluxe and 5-Bedroom layouts up to 1,981 sqft. Family-friendly facilities include the 75m Swimming Pool, Family Pool, Children’s Pool, Adventure Playground, Toddler’s Playground, Sand Play Area and Tennis Court. Two MOE primary schools (including Rosyth School) are within 1km.
The Garden Residences is a 99-year leasehold private condominium in District 19 with 613 residential units across 5 blocks of 15 storeys. It is developed by Gardens Development Pte Ltd, a JV between Keppel Land and Wing Tai Asia, designed by ADDP Architects, built by Dragages Singapore, and was completed in 2021.
The Garden Residences obtained TOP in 2021.
The Garden Residences was launched on 26 May 2018. It obtained TOP in 2021 and is now a completed development transacting in the resale and rental markets.
Yes. Foreigners can buy The Garden Residences because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Garden 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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