Resale Project Scorecard
Sengkang Grand Residences
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2023 · 680 units
Grade S, 7.54 out of 10, the 47th 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
- 91 yrs
- Resales, 12 months to Oct 2026
- 35
- To Buangkok MRT
- 40 m
Artist's impression: Siena Residential Development Pte. Ltd.
Sengkang Grand Residences Score
- S
- Grade
- Score out of 10
- 7.54
- Highest score among 180 resale condos in District 19
- 47th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +0.00% — below-median performance vs same-vintage peers (22nd percentile of 2023-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
8 primary schools within 1km (nearest: Palm View Primary School at 0.02km). Exceptional school catchment — strong appeal for families with young children.
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
- Nan Chiau Primary School
- Anchor Green Primary School
- Seng Kang 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
680 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%10/10
40 m from Buangkok MRT (NE15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.80% — strong income return.
The district median is 5/10.
Tenure10%9/10
99YR tenure — about 91 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 0.58km. 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 Sengkang Grand Residences scores 7.54
Sengkang Grand Residences scores 7.54 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 185th of 2,350 resale condos scored in Singapore and 47th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (3/10).
| Factor | This condoSengkang Grand Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 7/10 | −1.00 | 1% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 10/10 | 7.5/10 | +0.33 | 92% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 79% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 34% 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 Sengkang Grand 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.
Sengkang Grand Residences Prices
By unit type at Sengkang Grand Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom474 sq ft | 474 sq ft | $888,000 to $958,888 | $1,919 psf | 6 |
| 2-bedroom764 sq ft | 764 sq ft | $1.21M to $1.62M | $2,067 psf | 11 |
| 3-bedroom1,012 sq ft | 1,012 sq ft | $1.89M to $2.36M | $2,157 psf | 16 |
Past transactions at Sengkang Grand Residences
35 resales, Nov 2025 to Oct 2026 · median $2,070 psf · $888,000 to $2,500,000 · all 35 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Sep 2026 | 82 Compassvale Bow | 10 | #10-44442BR · Blk 82 | 2BR | 764 | $2,054 | $1,570,000 | Sub sale |
| 8 Sep 2026 | 74 Compassvale Bow | 9 | #09-15153BR · Blk 74 | 3BR | 937 | $2,162 | $2,025,000 | Sub sale |
| 4 Sep 2026 | 86 Compassvale Bow | 13 | #13-64643BR · Blk 86 | 3BR | 1,055 | $2,180 | $2,300,000 | Sub sale |
| 19 Aug 2026 | 88 Compassvale Bow | 7 | #07-71712BR · Blk 88 | 2BR | 764 | $2,057 | $1,572,000 | Sub sale |
| 17 Aug 2026 | 78 Compassvale Bow | 6 | #06-27273BR · Blk 78 | 3BR | 1,033 | $2,226 | $2,300,000 | Sub sale |
| 5 Aug 2026 | 74 Compassvale Bow | 11 | #11-14143BR · Blk 74 | 3BR | 1,023 | $2,306 | $2,358,000 | Sub sale |
| 20 Jul 2026 | 82 Compassvale Bow | 12 | #12-48481BR · Blk 82 | 1BR | 474 | $2,006 | $950,000 | Sub sale |
| 17 Jul 2026 | 74 Compassvale Bow | 5 | #05-11113BR · Blk 74 | 3BR | 937 | $2,124 | $1,988,888 | Sub sale |
| 17 Jul 2026 | 78 Compassvale Bow | 6 | #06-25252BR · Blk 78 | 2BR | 732 | $2,079 | $1,522,000 | Sub sale |
| 9 Jul 2026 | 82 Compassvale Bow | 13 | #13-45452BR · Blk 82 | 2BR | 764 | $2,079 | $1,588,888 | Sub sale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 3 | $2,018 psf | $1,614 psf |
| Dec 2025 | 2 | $2,024 psf | $1,637 psf |
| Jan 2026 | 3 | $2,018 psf | $1,627 psf |
| Feb 2026 | 3 | $2,070 psf | $1,597 psf |
| Mar 2026 | 7 | $2,082 psf | $1,652 psf |
| Apr 2026 | — | — | $1,646 psf |
| May 2026 | 3 | $2,067 psf | $1,599 psf |
| Jun 2026 | 2 | $2,136 psf | $1,640 psf |
| Jul 2026 | 6 | $2,096 psf | $1,674 psf |
| Aug 2026 | 3 | $2,226 psf | $1,642 psf |
| Sep 2026 | 3 | $2,162 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.1% a year, ranked 36 of 78 in D19 and 212 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 →
Sengkang Grand Residences Rent
- Median rent a month
- $3,100 to $7,100
- Gross yield
- 2.6% to 4.1%
- Rental contracts
- 161
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,000 to $3,150 | 4.1% | 65 |
| 2-bedroom | $3,750 | $3,600 to $3,900 | 2.9% | 69 |
| 3-bedroom | $4,700 | $4,480 to $5,030 | 2.6% | 24 |
| 4-bedroom | $7,100 | — | — | 3 |
Rental contracts at Sengkang Grand Residences
161 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $2,800 to $7,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Sengkang Grand Residences By stack
- Highest, stack 14
- $2,258 psf
- Lowest, stack 67
- $1,900 psf
- Stacks with 2+ resales
- 46
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,993 psf | 937 sq ft | Levels 6 to 10 | 4 |
| 10 | $2,032 psf | 937 sq ft | Levels 7 to 11 | 2 |
| 11 | $2,069 psf | 937 sq ft | Levels 5 to 7 | 2 |
| 13 | $2,041 psf | 764 sq ft | Levels 7 to 11 | 3 |
| 14 | $2,258 psf | 1,023 sq ft | Levels 9 to 11 | 2 |
| 15 | $2,056 psf | 937 sq ft | Levels 4 to 9 | 2 |
| 16 | $2,006 psf | 474 sq ft | Levels 5 to 9 | 3 |
| 17 | $1,950 psf | 474 sq ft | Levels 5 to 9 | 2 |
Show the other 38 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 20 | $2,067 psf | 764 sq ft | Levels 6 to 11 | 3 |
| 21 | $2,015 psf | 764 sq ft | Levels 4 to 7 | 2 |
| 22 | $2,008 psf | 937 sq ft | Levels 6 to 11 | 5 |
| 23 | $1,959 psf | 937 sq ft | Levels 5 to 12 | 4 |
| 24 | $2,034 psf | 624 sq ft | Levels 6 to 10 | 2 |
| 25 | $2,051 psf | 732 sq ft | Levels 5 to 6 | 2 |
| 26 | $2,082 psf | 624 sq ft | Levels 6 to 13 | 5 |
| 27 | $2,168 psf | 1,033 sq ft | Levels 6 to 11 | 2 |
| 28 | $1,983 psf | 937 sq ft | Levels 5 to 9 | 3 |
| 29 | $1,917 psf | 678 sq ft | Levels 7 to 12 | 2 |
| 31 | $1,901 psf | 937 sq ft | Levels 7 to 10 | 3 |
| 33 | $2,034 psf | 624 sq ft | Levels 4 to 13 | 3 |
| 35 | $1,995 psf | 678 sq ft | Levels 6 to 12 | 2 |
| 39 | $2,016 psf | 506 sq ft | Levels 9 to 11 | 2 |
| 41 | $2,002 psf | 624 sq ft | Levels 4 to 12 | 3 |
| 43 | $1,970 psf | 937 sq ft | Levels 5 to 6 | 2 |
| 44 | $2,015 psf | 764 sq ft | Levels 8 to 12 | 5 |
| 45 | $2,032 psf | 764 sq ft | Levels 5 to 13 | 6 |
| 47 | $2,207 psf | 1,012 sq ft | Levels 5 to 12 | 4 |
| 48 | $1,962 psf | 474 sq ft | Levels 5 to 12 | 4 |
| 49 | $2,022 psf | 624 sq ft | Levels 5 to 13 | 4 |
| 50 | $2,018 psf | 937 sq ft | Levels 9 to 12 | 3 |
| 51 | $2,071 psf | 937 sq ft | Levels 6 to 8 | 2 |
| 52 | $2,081 psf | 764 sq ft | Levels 11 to 12 | 2 |
| 54 | $2,127 psf | 1,023 sq ft | Levels 7 to 9 | 2 |
| 55 | $2,193 psf | 1,012 sq ft | Levels 4 to 13 | 4 |
| 56 | $2,038 psf | 474 sq ft | Levels 4 to 12 | 3 |
| 60 | $2,002 psf | 1,324 sq ft | Levels 6 to 13 | 2 |
| 61 | $2,050 psf | 764 sq ft | Levels 5 to 12 | 3 |
| 62 | $2,054 psf | 764 sq ft | Levels 9 to 11 | 3 |
| 63 | $1,995 psf | 495 sq ft | Levels 4 to 13 | 3 |
| 64 | $2,110 psf | 1,055 sq ft | Levels 8 to 13 | 2 |
| 65 | $2,080 psf | 947 sq ft | Levels 6 to 12 | 2 |
| 66 | $1,977 psf | 506 sq ft | Levels 5 to 13 | 5 |
| 67 | $1,900 psf | 474 sq ft | Levels 4 to 11 | 3 |
| 68 | $1,964 psf | 624 sq ft | Levels 5 to 7 | 2 |
| 70 | $2,023 psf | 937 sq ft | Levels 5 to 6 | 2 |
| 75 | $1,932 psf | 474 sq ft | Levels 6 to 7 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Sengkang Grand Residences Notes
How these numbers are worked out
- Grade S places Sengkang Grand 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: $2,070 psf at Sengkang Grand 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 $2,015 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 (17 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 35 resale caveats at Sengkang Grand Residences ranged from $1,875 psf to $2,306 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, 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), 40 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 8 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 Sengkang Grand Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.