Esparina Residences — Grade S

Esparina Residences: frequently asked questions

Answers generated from the scorecard data — RPS rank 33rd of 2,357, scores updated September 2026.

Is Esparina Residences a good buy in 2026?

Esparina Residences scores 8.46/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 33rd of 2,357 Singapore resale condos and 11th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.

What is the average PSF at Esparina Residences?

In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 31 resale transactions at Esparina Residences, at a median of $1,728 psf and a median price of $1.80M (range $1,270 psf to $1,858 psf). The median PSF is up 2.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,686 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How far is Esparina Residences from the nearest MRT station?

Esparina Residences is about 210m from Buangkok MRT (NE15), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Esparina Residences compare with Forest Woods?

Forest Woods is the project scored next to Esparina Residences on the District 19 ranking: 8.47 (Grade S) against Esparina Residences's 8.46 (Grade S). Esparina Residences scores higher on Future Transformation (5 vs 3) and Project's Historical Performance (10 vs 9); Forest Woods scores higher on Rental Yield (5 vs 8) and Primary School Effect (8 vs 9).

Which primary schools are within 1km of Esparina Residences?

5 primary schools are within 1km of Esparina Residences: PALM VIEW Primary School, North Vista Primary School, Punggol Primary School, YIO CHU KANG Primary School, Montfort Junior School. 5 primary schools within 1km (nearest: PALM VIEW PRIMARY SCHOOL at 0.21km). Strong school proximity — a genuine advantage for young families. Esparina Residences scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of Esparina Residences, and how big is the project?

Esparina Residences is 99-year leasehold, completed in 2013, has 573 units, developed by Far East Organization. 99YR tenure — about 83 years remaining — no near-term decay concern. 573 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.

Also discussed in: These Are Our Top 5 Condos in Sengkang

Scored either side of Esparina Residences in Hougang, Punggol, Sengkang

The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.

• Forest WoodsS8.47
• Hundred Palms ResidencesS8.44
• EcopolitanS8.55
• Rivercove Residences EcS8.41
• Parc CentrosS8.57
• Botanique @ BartleyS8.38

See all 180 scored projects in Hougang, Punggol, Sengkang →