Sengkang Grand Residences

The 680-unit new launch next to Buangkok MRT station will be 3rd largest mixed development in the northeastern region of Singapore, sitting right above the future Sengkang Grand Mall.


For the very first time in around 10 years, real estate heavyweights City Developments Ltd (CDL) and CapitaLand will team up to co-develop Sengkang Grand Residences.

The government land sales (GLS) tender for this mixed residential & commercial site next to Buangkok MRT Station was acquired back in April 2018.

It was, perhaps, one of the most talked-about land sales over the last 2 years.

The residential estates in the northeast region of Singapore mainly comprise of Buangkok, Sengkang, and Punggol.

Other than Buangkok, there are already 2 integrated residential and commercial developments within both Sengkang and Punggol. They are Compass Heights & Compass One, and Watertown & Waterway Point shopping center.

And now, Buangkok will have one in the future as well – with Sengkang Grand Residences sitting right above Sengkang Grand Mall.

Sengkang Grand Residences above Shopping Mall

Take a walk around those 2 existing malls and you will be shocked by the amount of human traffic. It’s probably due to the extremely high density in these 3 housing estates.

It clearly reflects the ‘demand’ in these areas and I am sure CDL and CapitaLand saw this as an excellent investment opportunity.  And this ‘opportunity’ cost them $777.78 million (or $923.59 psf ppr).

So from a homebuyer’s or investor’s perspective, is Sengkang Grand Residences a good buy? Let’s find out.

Sengkang Grand Residences Project Information

Before we go into the details and review, here’s the Sengkang Grand Residences project information. This will give a quick overview of what you’re going expect from this new launch residential development.

Project Name Sengkang Grand Residences
Address Compassvale Bow
Developer City Developments Ltd & CapitaLand
Tenure 99-year leasehold, from 13 November 2018
Site area 401,008.4 sq ft
Total number of units 680
Number of blocks 9
Unit mix 1-Bedroom + Study
2-Bedroom + Study
2-Bedroom Premium + Study
3-Bedroom Premium
3-Bedroom Premium + Flexi
4-Bedroom Premium + Flexi
Expected TOP date Estimated 2023

Sengkang Grand Residences Developer

The developer of Sengkang Grand Residences comprises of both City Developments Ltd (CDL) and CapitaLand – two of the biggest real estate developers you can find in Singapore.

If you have been following their ‘works’, both developers have crafted some of the most luxurious, iconic and well-received residential and commercial projects in Singapore.

The way I see it – CDL is great with building quality residential homes and CapitaLand is a master in crafting fashionable malls.

Hence with the strengths of both developers,  you can be assured that the development of Sengkang Grand Residences will breathe new life into the northeastern private housing market.

City Developments Ltd

City Developments Ltd (CDL) has probably one of the most extensive real estate portfolios with developments across more than 100 locations in 29 regions and countries.

With a proven track record of more than 5 decades, CDL alone has developed more than 43,000 residential homes.

Having already developed Jewel @ Buangkok condominium previously, CDL is definitely no stranger to the precinct.

Other than Sengkang Grand Residences, it is also currently active in the region with the launch of its latest executive condo project, Piermont Grand at Punggol.

Piermont Grand by developer CDL
Piermont Grand by CDL

CDL is also famously known for some its ongoing luxury condominium launches, such as Amber Park at East Coast, Boulevard 88 at Orchard Boulevard, and the iconic South Beach Residences.

In addition, the group also owns one of the biggest global hotel chains, Millennium & Copthorne Hotels with more than 135 hotels running all over the world.


CapitaLand has an astounding real estate portfolio which comprises 1,066 properties across 206 cities in 32 countries.

Some of the group’s most iconic residential projects in Singapore include D’Leedon condominium, The Interlace condominium, and also the most recent One Pearl Bank.

One Pearl Bank Architect Design
One Pearl Bank by CapitaLand

CapitaLand is definitely not a new entrant when comes to developing mixed residential and commercial properties – be it in Singapore or overseas.

It has developed some of the most popular malls in Singapore such as ION Orchard, Plaza Singapura, Junction 8, Tampines Mall, Bugis Junction, and of course, Jewel Changi Airport.

ION Orchard (with Orchard Residences) and Bedok Mall (with Bedok Residences) are the 2 projects with both commercial and residential components within one single development.

Sengkang Grand Residences Location

Sengkang Grand Residences is located along Compassvale Bow – right next to Buangkok MRT station and Palm View Primary School.

Situated in District 19 of Singapore, Sengkang Grand Residences is also located just right across several private and semi-private residential developments such as Jewel @ Buangkok, The Quartz condo, and Esparina Residences (executive condo).

Sengkang Grand Residences Location

Right above Sengkang Grand Mall

Being a mixed residential and commercial development, Sengkang Grand Residences is being built just right above the future Sengkang Grand Mall.

It will be a 3-storey shopping mall at Buangkok which will house a wide range of retail brands, F&B outlets, and a supermarket.

Sengkang Grand Mall next to Buangkok MRT station

Not only Sengkang Grand Mall, but the entire development is, in fact, an integrated community hub.

Thus, it will also comprise of the Buangkok bus interchange, a community club, a hawker center, childcare facility, and it will also be integrated with the Buangkok MRT station.

With the abundance of amenities, Sengkang Grand Mall, and private homes integrated into one single development, residents of Sengkang Grand Residences couldn’t be happier with the ‘doorstep’ access to such convenience.

Direct access to Buangkok MRT Station

Getting around Singapore via the MRT is perhaps the most popular choice of public transportation among commuters. And when it comes to buying a private property, its proximity to an MRT station has definitely become one of the top consideration factors.

Similar to Compass Heights (at Sengkang) and Watertown (at Punggol), Sengkang Grand Residences will be integrated with Buangkok MRT station. It will provide residents and patrons of Sengkang Grand Mall direct & fully-covered access to the Buangkok MRT station.

Just for the record, Buangkok MRT station is situated along the Northeast MRT line (NEL) of Singapore.

Along the entire train route, you will find a couple of interchange stations. There are 6 in total, which allows you to switch to other routes that take you to almost anywhere across the island.

Here is the following list of interchange stations along the NEL line and the alternative routes which you can switch to.

  • Hougang (upcoming Cross Island Line)
  • Serangoon (Circle Line)
  • Little India (Downtown Line)
  • Dhoby Ghaut (Circle Line and North-South Line)
  • Chinatown (Downtown Line)
  • Outram Park (East-West Line)
  • Harbourfront (Circle Line)

Except for the Hougang MRT interchange station (to be fully operational by 2031), all the other stations are already in operation.

Primary schools close to Sengkang Grand Residences

Being still considered as one of the newest housing estates in Singapore, the Buangkok precinct does offer a wide range of primary school options.

Within the 1-km radius of Sengkang Grand Residences, you’ll find Palm View Primary School, North Vista Primary just around the corner; Punggol Primary School, and Yio Chu Kang Primary School.

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Other primary schools, which are still within the 2-km radius include the likes of Monfort Junior School, Ximin Primary School, Holy Innocents’ Primary School, and CHIJ Our Lady of the Nativity, etc.

For those who are looking for international schools, you will be glad to know that the Global Indian International School (GIIS) SMART Campus, Lycee Francais de Singapour (French School), and DIMENSIONS International College are all within close proximity to Sengkang Grand Residences as well.

Sengkang Grand Residences Floor Plan and Unit Types

Sengkang Grand Residences comprises of 680 units in total, ranging from 1-Bedroom + Study units  (474 sq ft) to 4-Bedroom Premium + Flexi units (1,324 sq ft).

All units will spread across 9 residential towers in total and is expected to TOP by end 2023.

The following are some of the Sengkang Grand Residences floor plan for each unit type.

Do note that the finalized version will be out soon, so do check this space again for the confirmed Sengkang Grand Residences floor plans.

Sengkang Grand Residences Price Guide

To date, the developer hasn’t released any indicative price for Sengkang Grand Residences condo.

However, based on initial price estimates of between $1,600 – $1,800 per square foot (psf), a 1-bedroom + study (474 sq ft) unit could easily start from $758,400.

Look at a higher psf price, a 4-Bedroom Premium + Flexi unit (1,324 sq ft) could easily be priced at a high of around $2.383 million.

More information on the Sengkang Grand Residences price will be released as we move closer towards to official (tentative) launch date of 26 October 2019. So, do watch out this space for the latest price updates.

Sengkang Grand Residences Showflat

The Sengkang Grand Residences showflat location hasn’t been officially announced yet, but I am hoping that it will be located at the actual along Sengkang Central and Compassvale Bow.

It will really offer prospects a full and clearer picture of how this mega new launch next to Buangkok MRT station will be like.

Sengkang Grand Residences Showflat Site

In addition, potential homebuyers can also have a feel of surroundings to see if this is where they can imagine themselves living in for years to come.

If you would like to receive updates on the Sengkang Grand Residences showflat preview before the official launch, do drop me a note using the form below or simply contact me at (+65) 6631-8384.

Sengkang Grand Residences Review

Sengkang Grand Residences was officially launched over the weekend of 2 – 3 November 2019. Within just 2 days, a total of 216 out of 680 units were sold.

Frankly, it’s pretty good and very much expected.

Over the last couple of years, such integrated developments have proven to be exceptionally popular among private homebuyers. They include the likes of The Woodleigh Residences and Park Place Residences.

These developments are generally integrated with a good-sized comprehensive shopping mall and provide direct & covered access to an MRT station. If you are a home buyer looking for absolute convenience within your residential premises, you seriously can’t go wrong with picking out such developments.

However, Sengkang Grand Residences is a notch better than the rest (in my personal opinion).

A fine real estate crafted by first-class property developers

As a whole, this entire project next to Buangkok MRT station is being developed by two of the most reputable property developers in Singapore. One being an expert in developing quality residential homes, while the other is a master of developing mega retail malls.

CDL has been very well-known for building quality homes and is probably one of the masters in crafting some of the most luxurious properties in Singapore.

On the other hand, CapitaLand has a wealth of experience developing some of the most popular and well-known local shopping malls such as Jewel Changi Airport, ION Orchard, Bugis Junction, JCube, and Tampines Mall, etc.

Thus, having these two developers working together, you can expected Sengkang Grand Residences (together with Sengkang Grand Mall) to be the finest integrated real estate development that Singapore has had within the OCR (Outside Central Region).

Reasonably priced and very much in line with the rest

Many would question the pricing of Sengkang Grand Residences – with most thinking that it is way overpriced.

Honestly, if you compare it with Jewel at Buangkok condo (just opposite) or other condos in Sengkang, then yes Sengkang Grand Residences does seem overpriced.

But if you were put it up against the psf price of other similar new integrated projects (based on units transacted within the last 6 months), you will probably have a slightly different perspective in terms of its price point.

Project Name Area Average PSF Connected MRT Station Status
Park Place Residences at PLQ Paya Lebar $1,751 Paya Lebar Uncompleted
The Woodleigh Residences Bidadari $1,849 Woodleigh Uncompleted
Sengkang Grand Residences Sengkang ~$1,700 Buangkok Uncompleted
Hillion Residences Bukit Panjang $1,338 Bukit Panjang TOP 2017
Watertown Punggol $1,480 Punggol TOP 2017
North Park Residences Yishun $1,576 Yishun TOP 2020

The fact is, such integrated developments usually command a premium over the conventional condominium within the same area or precinct.

As far as I can remember during my 10 years in the real estate industry, North Park Residences in Yishun received similar feedback when it was first launched back in March 2015.

People were comparing and complaining about the fact that this new residential development (sitting right above Northpoint City mall) was priced so much higher than its neighboring condos in Yishun.

Back then, units were selling at an average price range of $1,250 – $1,450 psf, while the other nearby condos are selling at $1,000 – $1,100 psf.

North Park Residences was eventually sold out and despite the “high” price point, most recent transactions to-date (as of 04 November 2019) reflect 6-figure profit margins for almost all owners who resold their apartments.

North Park Residences Profits
North Park Residences Profits. Source: SquareFoot Research

Thus if you were to ask me if Sengkang Grand Residences is pricey, It really depends on your own perspectives and preference.

Personally, I would say no it’s not pricey, but yet it isn’t really cheap or affordable.

The numbers do make a lot of sense and looking at the potential upside and profits from the other similar developments, It’s definitely worth the shot.

So is there anything bad about Sengkang Grand Residences?

Well, there’s almost no perfect property in Singapore. Honestly, I don’t even think my own home is perfect either. There are bound to be trade-offs for any residential property that you’re looking at.

For Sengkang Grand Residences, I would say the layout could be more efficiently planned with lesser wastage – the long walkways and extra balcony spaces. However, this is really up to individual preference.

The biggest turn-off for me, personally, has to be the high density in the area. For those who are already living in Sengkang or even Punggol would tell you that the peak hour traffic (being it driving on the road or taking public transport) is hectic.

When it comes to buying a private property, I strongly believe that the property has to be exclusive and private. Otherwise, why would you even consider a private property in the first place?

Final word

So is Sengkang Grand Residences a good buy?

I have to say Sengkang Grand Residences really ticks a lot of the boxes for homebuyers who are seeking absolute convenience.

There’s really nothing to pick on in terms of the product itself or even the pricing, except for the traffic which a huge no-no for me.

If you’ve read some of my earlier reviews, the first criteria for me to judge any property is that the numbers must make sense. And in this case, Sengkang Grand Residences definitely made sense.

Of course, you may be hearing friends or other realtors telling you that with the same psf price, you can get something much closer to the city center.

They are not wrong, but it ultimately depends on your personal perspectives and how you perceive the value of the property. From a neutral point of view, I would definitely give Sengkang Grand Residences at least a 90.

  • Location
  • Transport Links
  • Amenities
  • Interior
  • Value

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