Sengkang Grand Residences
盛港嘉园
D19 - Hougang / Punggol / Sengkang
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Why Sengkang Grand Residences 盛港嘉园
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Buangkok MRT 98m from the lobby
Buangkok station on the North-East Line is about 98m away - effectively at the door. For an integrated development of this size, that distance is the whole point: it removes the daily walk to the train as a consideration, and it puts HarbourFront, Chinatown, Dhoby Ghaut and Outram Park on a single line without a change.
Sengkang Grand Mall, a hawker centre and a community club
This is a genuine integrated development rather than a condominium with a supermarket attached. The residential towers sit above Sengkang Grand Mall, and the same scheme includes a hawker centre, a community club and a childcare centre - civic and retail infrastructure normally found in a town centre, built into the base of the residences.
Palm View Primary 162m away
Palm View Primary School is about 162m from the development, and North Vista Primary is about 399m - both firmly inside the one-kilometre priority band. Punggol Primary is about 643m and Yio Chu Kang Primary about 971m, with Nan Chiau High School at 678m and Seng Kang Secondary at 767m.
Two supermarkets within 350m
A FairPrice is about 164m away and a second about 346m, with a Cold Storage at roughly 537m and another at 666m. Hougang Green Shopping Mall is about 659m and Compass One about 1km. Groceries at this address are a two-minute walk in almost any direction.
Built by a CapitaLand and CDL joint venture
The Sengkang Central site was won by a joint venture of CapitaLand and City Developments Limited at a tender price of $777.78 million, or about $923.59 psf per plot ratio - at the time one of the larger land bids in the north-east. The two largest listed developers in Singapore went into this project together because of its integrated format.
Nine towers and 680 units above a three-storey mall
The residential component is nine towers with 680 apartments above the three-storey retail podium. The facility programme is spread across the development - a 50m-style pool and dip pool, social and gourmet pavilions, aqua pod, BBQ and poolside BBQ pavilions, teepee gardening, trampoline, tower tree slide and a circle lounge.
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Sengkang Grand Residences 盛港嘉园
D19 - Hougang / Punggol / Sengkang
Sengkang Grand Residences is a 680-unit integrated development on Compassvale Bow, District 19, developed by a joint venture between CapitaLand and City Developments Limited (CDL). The residential component is nine towers of 680 apartments sitting above a three-storey retail podium - Sengkang Grand Mall. The scheme also incorporates a hawker centre, a community club and a childcare centre, making it a civic and retail hub as much as a residential development. It launched in November 2019, sold out, and obtained its Temporary Occupation Permit in May 2024.
The site was acquired through the Government Land Sales programme. The CapitaLand-CDL joint venture won the Sengkang Central mixed-use residential and commercial site at a tender price of $777.78 million, equivalent to about $923.59 psf per plot ratio, on a 99-year leasehold parcel next to Buangkok MRT station. The announcement set out the intention to build an integrated development comprising the apartments alongside a hawker centre, community club, childcare centre and retail shops, and that is what was delivered.
Buangkok MRT station on the North-East Line is about 98m from the development - effectively at the lobby. The North-East Line runs from Punggol and Sengkang through Serangoon, Dhoby Ghaut, Chinatown, Outram Park and HarbourFront, so much of the city is reachable without a change of train, and Serangoon offers the Circle Line interchange two stops away.
The amenity and school provision is dense even by suburban standards. Palm View Primary School is about 162m away and North Vista Primary about 399m, both inside the one-kilometre band, with Punggol Primary at about 643m and Yio Chu Kang Primary at about 971m. At secondary level Nan Chiau High is about 678m, Seng Kang Secondary about 767m and North Vista Secondary about 790m. On retail, a FairPrice is about 164m and a second about 346m, with Cold Storage outlets at roughly 537m and 666m, Hougang Green Shopping Mall at about 659m and Compass One at about 1km.
The in-development facilities are spread across the podium and grounds: a welcome pavilion, circle lounge, social and gourmet pavilions, an aqua pod and dip pool, BBQ and poolside BBQ pavilions, teepee gardening, a trampoline and a tower tree slide.
The Developer
CapitaLand
⭐ 10/10 — Major Listed DeveloperCapitaLand Group is one of Asia's largest diversified real estate groups, headquartered in Singapore and listed on the SGX. With a presence across more than 240 cities in over 30 countries, CapitaLand has a proven track record in developing residential, commercial, retail, and integrated developments. Its Singapore portfolio includes iconic projects such as Raffles City, Marina Bay Financial Centre, and The Interlace.
City Developments Limited
⭐ 10/10 — Major Listed DeveloperCity Developments Limited (CDL) is a Singapore-listed global real estate operating company with a diversified portfolio spanning residential, commercial, hospitality, and integrated developments. Founded in 1963, CDL is a subsidiary of Hong Leong Group Singapore and has developed over 50,000 homes in Singapore. The group is known for its commitment to sustainability and innovation in property development.
Why Sengkang Grand Residences 盛港嘉园 Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The defining measurement is 98m - the distance from the development to Buangkok MRT station on the North-East Line. That is effectively doorstep rail, and it puts Serangoon, Dhoby Ghaut, Chinatown, Outram Park and HarbourFront on a single direct line, with Serangoon an interchange to the Circle Line two stops away. What makes the address more than a well-located suburban condominium is the integrated format: the residential towers sit above Sengkang Grand Mall, and the same scheme contains a hawker centre, community club and childcare centre. That means the development is its own neighbourhood centre rather than a building that depends on one, and it is why a project in Sengkang commands pricing closer to the city fringe. Road access via the Tampines Expressway and the Central Expressway is straightforward, and Sengkang town centre, Sengkang General Hospital and Compass One are each about a kilometre away. Punggol Digital District and the Sengkang and Punggol employment clusters are both within a short distance.
Amenities & Lifestyle
Provision at this address is exceptional for a suburban location. Two FairPrice outlets are within about 350m and two Cold Storage outlets within about 670m, the nearest FairPrice at roughly 164m. Hougang Green Shopping Mall is about 659m, Compass One about 1km, and Sengkang Grand Mall is in the building's own podium. On schooling, Palm View Primary at 162m and North Vista Primary at 399m are both inside the one-kilometre band, with Punggol Primary at 643m and Yio Chu Kang Primary at 971m; at secondary level Nan Chiau High at 678m, Seng Kang Secondary at 767m and North Vista Secondary at 790m are all within a kilometre. Sengkang General Hospital and the Sengkang Polyclinic are within the town centre, and the hawker centre within the development supplies the food amenity that most condominiums leave residents to find elsewhere. The facility programme covers a welcome pavilion, circle lounge, social and gourmet pavilions, an aqua pod and dip pool, BBQ and poolside BBQ pavilions, teepee gardening, a trampoline and a tower tree slide.
Rental & Investment
This is one of the stronger rental addresses in the north-east, and the reason is straightforward: the tenant does not need a car or a bus. With MRT at 98m, a mall, a hawker centre and a supermarket in the same building, and Sengkang General Hospital and the town centre about a kilometre away, the address suits healthcare workers, professionals working in the Punggol Digital District and the Sengkang and Punggol employment nodes, and families who want schools within walking distance. The North-East Line's direct route to Chinatown, Outram Park and HarbourFront also opens the tenant pool to people working in the Central Business District and the southern medical cluster. The constraints are supply and scale: 680 units means internal competition, and the north-east has seen substantial new private and EC supply in Sengkang and Punggol over the same period. Yields are typically moderate. The integrated format is the strongest mitigant, because a unit with a mall, hawker centre and MRT in the same building competes on a different basis from a generic condominium nearby.
Area Transformation
Sengkang's infrastructure transformation has been delivered, and Sengkang Grand Residences is itself part of the most recent chapter. The town was built out through the 2000s as one of Singapore's newer HDB towns, with Buangkok MRT opening on the North-East Line in 2003 during that build-out, and the surrounding Anchorvale, Compassvale and Fernvale neighbourhoods filling in over the following decade. The most significant recent change is the arrival of the integrated development itself, which replaced what had been a bare GLS parcel next to the station with a mall, hawker centre, community club and childcare centre - effectively giving Buangkok a town centre where it previously had only a station and housing. The wider area is also being shaped by two large projects: the continued growth of Punggol Digital District, planned around the Singapore Institute of Technology campus and a technology and business cluster, and the ongoing build-out of Punggol Northshore and the Sengkang West residential areas. Both bring jobs and population into the north-east, which supports rental and resale demand over the long term. Closer to home, the expectation is incremental improvement - upgraded town amenities, better bus and LRT integration, and the natural ageing of surrounding HDB estates - rather than a further step change. This is a mature, well-serviced town that has already had its transformation.
Sengkang Grand Residences 盛港嘉园 — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 103 yrs Leasehold from 12/8/2013 | 99 years from 9 Oct 2023 | 99 Years Lease with effect from 7 July 2025 | 99 years from 7 January 2025 | Freehold | 99 Years | Freehold | Freehold |
| TOP | Dec 2018 | Jun 2030 | 3Q 2029 | Q4 2029 | Q1 2027 | TOP Obtained | Oct 2025 | Q4 2027 |
| Price | 3 Bedroom + Study $2,475,246 - $2,682,583 2,756 - 2,766 sqft $898 - $970 psf 4 Bedroom $2,701,394 - $3,736,383 3,057 - 3,735 sqft $828 - $1,143 psf | 4 BEDROOM PREMIUM $3,322,000 - $3,677,000 1,485 - 1,496 sqft $2,221 - $2,458 psf 5 BEDROOM PREMIUM $3,858,000 - $4,151,000 1,679 sqft $2,298 - $2,472 psf | 2 BEDROOM + STUDY $1,715,000 - $1,859,100 732 sqft $2,343 - $2,540 psf 2 BEDROOM PREMIUM $1,571,300 - $1,712,000 646 - 678 sqft $2,336 - $2,544 psf 2 BEDROOM PREMIUM (HS) $1,705,500 689 sqft $2,475 psf 3 BEDROOM PREMIUM $2,297,500 - $2,338,400 1,001 - 1,012 sqft $2,292 - $2,336 psf 3 BEDROOM PREMIUM + STUDY $2,221,400 - $2,261,000 969 sqft $2,292 - $2,333 psf 4 BEDROOM COMPACT $2,738,000 - $2,907,000 1,184 sqft $2,313 - $2,455 psf 4 BEDROOM PREMIUM $3,129,200 - $3,375,500 1,346 - 1,356 sqft $2,325 - $2,489 psf STRATA TERRACE HOUSE $3,515,600 1,496 sqft $2,350 psf | 4 Bedroom Luxury + Study $3,375,000 - $3,629,000 1,389 sqft $2,430 - $2,613 psf 4 Bedroom Premium + Study $2,972,000 - $3,392,000 1,195 - 1,238 sqft $2,487 - $2,784 psf 5 Bedroom Luxury $3,579,000 - $3,904,000 1,475 sqft $2,426 - $2,647 psf | 1 Bedroom $1,275,000 - $1,342,000 398 - 506 sqft $2,520 - $2,653 psf 2 Bedroom $1,860,000 - $1,887,000 667 - 786 sqft $2,401 - $2,541 psf 3 Bedroom $2,490,000 850 - 1,259 sqft $2,434 psf 4 Bedroom $3,156,000 - $4,054,000 1,249 - 1,755 sqft $2,310 - $2,404 psf 4 Bedroom + 1 Study $4,032,000 - $4,067,000 1,711 - 1,808 sqft $2,249 - $2,357 psf 4 Bedroom + 2 Study $5,019,000 2,174 sqft $2,309 psf 5 Bedroom $4,458,000 1,884 sqft $2,366 psf Restaurant $2,734,000 - $4,158,000 700 - 1,076 sqft $3,906 - $4,109 psf Supermarket $4,314,000 1,195 sqft $3,610 psf | $3,576,000 - $3,755,000 1,421 - 1,432 sqft $2,517 - $2,643 psf 1 BEDROOM (LUXURY) $1,456,000 452 - 581 sqft $2,506 psf 1 BEDROOM + STUDY (LUXURY) $1,326,000 - $1,617,000 549 - 710 sqft $2,221 - $2,832 psf 5 BEDROOM (GRAND) $5,607,000 - $6,096,000 2,131 - 2,615 sqft $2,529 - $2,750 psf PENTHOUSE (GRAND) $6,248,000 - $7,497,000 2,336 - 3,068 sqft $2,426 - $2,720 psf Shop $2,347,800 - $2,709,000 559 - 645 sqft $4,200 psf | 2 Bedroom + Study $1,565,000 - $1,696,000 689 - 775 sqft $2,227 - $2,317 psf | Bungalow $11,800,000 5,813 sqft $2,030 psf Semi-Detached House $6,000,000 2,160 - 2,184 sqft $2,778 psf |
