Resale Project Scorecard
Esparina Residences
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2013 · 573 units
Grade S, 8.46 out of 10, the 12th highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 83 yrs
- Resales, 12 months to Oct 2026
- 29
- To Buangkok MRT
- 230 m
Photo: Lum Chang
Esparina Residences Score
- S
- Grade
- Score out of 10
- 8.46
- Highest score among 180 resale condos in District 19
- 12th
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, project size.
Project's Historical Performance25%10/10
Avg Ann. of +5.35% places this condo in the top 1% of its 2013-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%8/10
6 primary schools within 1km (nearest: Palm View Primary School at 0.13km). Strong school proximity — a genuine advantage for young families.
The district median is 9/10.
- Palm View Primary School
- North Vista Primary School
- Punggol Primary School
- Montfort Junior School
- Yio Chu Kang Primary School
- Anchor Green Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
573 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%9/10
230 m from Buangkok MRT (NE15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%5/10
Rental yield of 3.27% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.42km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Esparina Residences scores 8.46
Esparina Residences scores 8.46 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 40th of 2,350 resale condos scored in Singapore and 12th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Future Transformation (5/10).
| Factor | This condoEsparina Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 8/10 | 9/10 | −0.20 | 28% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 9/10 | 7.5/10 | +0.20 | 72% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 48% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 5/10 | 4/10 | +0.06 | 77% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Esparina Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Esparina Residences Prices
By unit type at Esparina Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom829 sq ft | 829 sq ft | $1.18M to $1.46M | $1,688 psf | 10 |
| 3-bedroom1,066 sq ft | 1,066 sq ft | $1.78M to $2.25M | $1,783 psf | 18 |
Past transactions at Esparina Residences
29 resales, Nov 2025 to Oct 2026 · median $1,755 psf · $1,180,000 to $2,650,000 · 28 of the 28 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 113 Compassvale Bow | 14 | #14-05052BR · Blk 113 | 2BR | 829 | $1,755 | $1,455,000 | Resale |
| 12 Aug 2026 | 111 Compassvale Bow | 17 | #17-03032BR · Blk 111 | 2BR | 829 | $1,728 | $1,432,000 | Resale |
| 20 Jul 2026 | 115 Compassvale Bow | 7 | #07-12123BR · Blk 115 | 3BR | 1,066 | $1,811 | $1,930,000 | Resale |
| 16 Jul 2026 | 119 Compassvale Bow | 12 | #12-20203BR · Blk 119 | 3BR | 1,066 | $1,858 | $1,980,000 | Resale |
| 13 Jul 2026 | 115 Compassvale Bow | 17 | #17-09093BR · Blk 115 | 3BR | 1,066 | $1,839 | $1,960,000 | Resale |
| 13 Jul 2026 | 115 Compassvale Bow | 12 | #12-12123BR · Blk 115 | 3BR | 1,066 | $1,830 | $1,950,000 | Resale |
| 13 Jul 2026 | 119 Compassvale Bow | 14 | #14-19193BR · Blk 119 | 3BR | 1,001 | $1,848 | $1,850,000 | Resale |
| 6 Jul 2026 | 127 Compassvale Bow | 5 | #05-34342BR · Blk 127 | 2BR | 829 | $1,675 | $1,388,000 | Resale |
| 25 May 2026 | 111 Compassvale Bow | 2 | #02-02022BR · Blk 111 | 2BR | 829 | $1,544 | $1,280,000 | Resale |
| 13 May 2026 | 117 Compassvale Bow | 6 | #06-16164BR · Blk 117 | 4BR | 1,464 | $1,810 | $2,650,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 3 | $1,701 psf | $1,614 psf |
| Dec 2025 | 3 | $1,703 psf | $1,637 psf |
| Jan 2026 | 4 | $1,737 psf | $1,627 psf |
| Feb 2026 | 3 | $1,429 psf | $1,597 psf |
| Mar 2026 | 6 | $1,743 psf | $1,652 psf |
| Apr 2026 | — | — | $1,646 psf |
| May 2026 | 2 | $1,677 psf | $1,599 psf |
| Jun 2026 | — | — | $1,640 psf |
| Jul 2026 | 6 | $1,835 psf | $1,674 psf |
| Aug 2026 | 1 | — | $1,642 psf |
| Sep 2026 | 1 | — | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.9% a year, ranked 8 of 78 in D19 and 25 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Esparina Residences Rent
- Median rent a month
- $3,730 to $4,550
- Gross yield
- 2.8% to 3.2%
- Rental contracts
- 59
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,730 | $3,640 to $3,800 | 3.2% | 24 |
| 3-bedroom | $4,550 | $4,350 to $4,800 | 2.8% | 35 |
Rental contracts at Esparina Residences
59 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $3,000 to $5,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,650 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,800 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,700 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,800 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $4,900 |
| Jun 2026 | 2BR | 800 to 900 sq ft | $3,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Esparina Residences By stack
- Highest, stack 25
- $1,768 psf
- Lowest, stack 16
- $1,361 psf
- Stacks with 2+ resales
- 33
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,530 psf | 829 sq ft | Levels 2 to 18 | 10 |
| 02 | $1,593 psf | 829 sq ft | Levels 2 to 13 | 7 |
| 03 | $1,689 psf | 829 sq ft | Levels 8 to 17 | 5 |
| 04 | $1,507 psf | 856 sq ft | Levels 2 to 18 | 4 |
| 05 | $1,593 psf | 829 sq ft | Levels 5 to 17 | 7 |
| 06 | $1,611 psf | 829 sq ft | Levels 6 to 18 | 7 |
| 07 | $1,507 psf | 1,066 sq ft | Levels 7 to 14 | 2 |
| 09 | $1,650 psf | 1,066 sq ft | Levels 3 to 18 | 5 |
Show the other 25 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,680 psf | 1,066 sq ft | Levels 2 to 12 | 4 |
| 11 | $1,448 psf | 1,001 sq ft | Levels 7 to 18 | 5 |
| 12 | $1,665 psf | 1,066 sq ft | Levels 2 to 13 | 6 |
| 13 | $1,652 psf | 1,163 sq ft | Levels 2 to 14 | 5 |
| 14 | $1,398 psf | 1,163 sq ft | Levels 4 to 7 | 2 |
| 15 | $1,564 psf | 1,163 sq ft | Levels 4 to 18 | 6 |
| 16 | $1,361 psf | 1,690 sq ft | Levels 1 to 18 | 3 |
| 17 | $1,644 psf | 1,066 sq ft | Levels 9 to 16 | 4 |
| 18 | $1,648 psf | 1,001 sq ft | Levels 10 to 18 | 3 |
| 19 | $1,688 psf | 1,001 sq ft | Levels 2 to 14 | 5 |
| 20 | $1,735 psf | 1,066 sq ft | Levels 4 to 16 | 5 |
| 21 | $1,756 psf | 1,367 sq ft | Levels 7 to 14 | 3 |
| 22 | $1,628 psf | 1,367 sq ft | Levels 3 to 6 | 3 |
| 23 | $1,602 psf | 829 sq ft | Levels 7 to 18 | 4 |
| 24 | $1,653 psf | 829 sq ft | Levels 5 to 17 | 4 |
| 25 | $1,768 psf | 1,066 sq ft | Levels 3 to 15 | 6 |
| 26 | $1,591 psf | 1,066 sq ft | Levels 1 to 12 | 6 |
| 27 | $1,653 psf | 1,001 sq ft | Levels 10 to 16 | 6 |
| 28 | $1,596 psf | 1,066 sq ft | Levels 6 to 16 | 4 |
| 29 | $1,510 psf | 829 sq ft | Levels 1 to 18 | 8 |
| 30 | $1,448 psf | 1,001 sq ft | Levels 1 to 17 | 7 |
| 31 | $1,573 psf | 1,001 sq ft | Levels 2 to 16 | 7 |
| 32 | $1,618 psf | 1,001 sq ft | Levels 3 to 17 | 8 |
| 33 | $1,623 psf | 1,001 sq ft | Levels 2 to 17 | 6 |
| 34 | $1,654 psf | 829 sq ft | Levels 3 to 17 | 6 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Esparina Residences Notes
How these numbers are worked out
- Grade S places Esparina Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,755 psf at Esparina Residences against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,685 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 29 resale caveats at Esparina Residences ranged from $1,270 psf to $1,858 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Buangkok MRT (NE15), 230 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 6 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Esparina Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.