Resale Project Scorecard
The Luxurie
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2015 · 622 units
Grade S, 8.43 out of 10, the 14th 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
- 84 yrs
- Resales, 12 months to Oct 2026
- 22
- To Sengkang MRT
- 170 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Luxurie Score
- S
- Grade
- Score out of 10
- 8.43
- Highest score among 180 resale condos in District 19
- 14th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: rental yield.
Project's Historical Performance25%8/10
Avg Ann. of +2.24% — top-quartile performance within its 2015-era cohort (76th percentile).
The district median is 7/10.
Primary School Effect20%10/10
9 primary schools within 1km (nearest: Seng Kang Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Seng Kang Primary School
- Compassvale Primary School
- North Vista Primary School
- Nan Chiau Primary School
- Palm View Primary School
- North Spring Primary School
- Springdale Primary School
- Rivervale 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
622 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
170 m from Sengkang MRT (NE16 / STC) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%4/10
Rental yield of 3.19% — below-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.40km. 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 →
See every stack in 3D: facing, view, sun and floor plan →Why The Luxurie scores 8.43
The Luxurie scores 8.43 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 48th of 2,350 resale condos scored in Singapore and 14th 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 Rental Yield (4/10).
| Factor | This condoThe Luxurie | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 63% 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% | 4/10 | 5/10 | −0.10 | 27% 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 The Luxurie 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.
The Luxurie Prices
By unit type at The Luxurie
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom775 sq ft | 775 sq ft | $1.17M to $1.43M | $1,626 psf | 7 |
| 3-bedroom1,055 sq ft | 1,055 sq ft | $1.67M to $1.91M | $1,759 psf | 11 |
| 4-bedroom1,690 sq ft | 1,690 sq ft | $2.33M to $2.93M | $1,579 psf | 4 |
Past transactions at The Luxurie
22 resales, Nov 2025 to Oct 2026 · median $1,729 psf · $1,168,000 to $2,930,000 · 21 of the 21 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 17 Compassvale Road | 5 | #05-14142BR · Blk 17 | 2BR | 732 | $1,612 | $1,180,000 | Resale |
| 25 Aug 2026 | 19 Compassvale Road | 9 | #09-18183BR · Blk 19 | 3BR | 1,055 | $1,687 | $1,780,000 | Resale |
| 18 Jun 2026 | 31 Compassvale Road | 14 | #14-42424BR · Blk 31 | 4BR | 2,164 | $1,354 | $2,930,000 | Resale |
| 12 Jun 2026 | 31 Compassvale Road | 4 | #04-39394BR · Blk 31 | 4BR | 1,313 | $1,803 | $2,368,000 | Resale |
| 11 Jun 2026 | 31 Compassvale Road | 5 | #05-40403BR · Blk 31 | 3BR | 1,001 | $1,768 | $1,770,000 | Resale |
| 4 Jun 2026 | 23 Compassvale Road | 4 | #04-23232BR · Blk 23 | 2BR | 732 | $1,596 | $1,168,000 | Resale |
| 22 May 2026 | 19 Compassvale Road | 11 | #11-16163BR · Blk 19 | 3BR | 1,055 | $1,792 | $1,890,000 | Resale |
| 15 May 2026 | 17 Compassvale Road | 15 | #15-14142BR · Blk 17 | 2BR | 937 | $1,527 | $1,430,000 | Resale |
| 12 May 2026 | 19 Compassvale Road | 11 | #11-15153BR · Blk 19 | 3BR | 1,055 | $1,810 | $1,908,800 | Resale |
| 5 May 2026 | 27 Compassvale Road | 1 | #01-32323BR · Blk 27 | 3BR | 1,690 | $1,112 | $1,880,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,614 psf |
| Dec 2025 | — | — | $1,637 psf |
| Jan 2026 | 3 | $1,714 psf | $1,627 psf |
| Feb 2026 | 2 | $1,726 psf | $1,597 psf |
| Mar 2026 | 2 | $1,738 psf | $1,652 psf |
| Apr 2026 | 4 | $1,774 psf | $1,646 psf |
| May 2026 | 4 | $1,660 psf | $1,599 psf |
| Jun 2026 | 4 | $1,682 psf | $1,640 psf |
| Jul 2026 | — | — | $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 +3.1% a year, ranked 54 of 78 in D19 and 414 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 →
The Luxurie Rent
- Median rent a month
- $2,800 to $4,200
- Gross yield
- 2.7% to 3.2%
- Rental contracts
- 130
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,800 | $2,610 to $3,000 | — | 18 |
| 2-bedroom | $3,500 | $3,400 to $3,600 | 3.2% | 78 |
| 3-bedroom | $4,200 | $4,150 to $4,300 | 2.7% | 34 |
Rental contracts at The Luxurie
132 contracts, Sep 2025 to Aug 2026 · median $3,550 a month · $2,550 to $6,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,150 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,250 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Luxurie By stack
- Highest, stack 36
- $1,720 psf
- Lowest, stack 41
- $1,234 psf
- Stacks with 2+ resales
- 39
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,654 psf | 452 sq ft | Levels 5 to 14 | 4 |
| 02 | $1,503 psf | 797 sq ft | Levels 2 to 8 | 4 |
| 03 | $1,529 psf | 883 sq ft | Levels 6 to 12 | 3 |
| 04 | $1,548 psf | 452 sq ft | Levels 9 to 11 | 3 |
| 05 | $1,494 psf | 797 sq ft | Levels 2 to 8 | 3 |
| 06 | $1,381 psf | 883 sq ft | Levels 2 to 15 | 5 |
| 08 | $1,399 psf | 990 sq ft | Levels 1 to 10 | 4 |
| 09 | $1,420 psf | 775 sq ft | Levels 3 to 11 | 4 |
Show the other 31 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,244 psf | 1,329 sq ft | Levels 1 to 5 | 2 |
| 11 | $1,521 psf | 775 sq ft | Levels 1 to 14 | 7 |
| 12 | $1,685 psf | 990 sq ft | Levels 2 to 8 | 2 |
| 13 | $1,360 psf | 754 sq ft | Levels 3 to 15 | 4 |
| 14 | $1,516 psf | 775 sq ft | Levels 1 to 15 | 8 |
| 15 | $1,637 psf | 1,028 sq ft | Levels 4 to 11 | 2 |
| 16 | $1,458 psf | 1,055 sq ft | Levels 7 to 11 | 3 |
| 17 | $1,430 psf | 1,367 sq ft | Levels 7 to 9 | 2 |
| 18 | $1,503 psf | 1,055 sq ft | Levels 9 to 11 | 3 |
| 19 | $1,414 psf | 1,389 sq ft | Levels 1 to 13 | 2 |
| 20 | $1,438 psf | 1,055 sq ft | Levels 1 to 13 | 8 |
| 21 | $1,583 psf | 1,055 sq ft | Levels 1 to 7 | 3 |
| 22 | $1,598 psf | 1,001 sq ft | Levels 3 to 13 | 3 |
| 23 | $1,482 psf | 732 sq ft | Levels 2 to 15 | 7 |
| 24 | $1,442 psf | 1,109 sq ft | Levels 1 to 15 | 4 |
| 26 | $1,414 psf | 775 sq ft | Levels 1 to 14 | 4 |
| 27 | $1,455 psf | 856 sq ft | Levels 1 to 15 | 4 |
| 28 | $1,285 psf | 867 sq ft | Levels 1 to 5 | 2 |
| 30 | $1,471 psf | 775 sq ft | Levels 1 to 15 | 8 |
| 31 | $1,433 psf | 775 sq ft | Levels 9 to 15 | 3 |
| 32 | $1,482 psf | 1,012 sq ft | Levels 1 to 15 | 5 |
| 33 | $1,447 psf | 754 sq ft | Levels 1 to 14 | 10 |
| 34 | $1,383 psf | 775 sq ft | Levels 1 to 14 | 4 |
| 35 | $1,399 psf | 1,055 sq ft | Levels 4 to 15 | 3 |
| 36 | $1,720 psf | 1,055 sq ft | Levels 8 to 13 | 2 |
| 37 | $1,558 psf | 1,340 sq ft | Levels 4 to 10 | 2 |
| 38 | $1,289 psf | 1,055 sq ft | Levels 1 to 9 | 5 |
| 39 | $1,615 psf | 1,313 sq ft | Levels 1 to 5 | 5 |
| 40 | $1,494 psf | 1,001 sq ft | Levels 2 to 15 | 6 |
| 41 | $1,234 psf | 1,055 sq ft | Levels 1 to 13 | 5 |
| 42 | $1,340 psf | 1,609 sq ft | Levels 9 to 14 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Luxurie Floor plans
18 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom2 plans · 452 to 657 sq ft
2-Bedroom6 plans · 732 to 1,109 sq ft
3-Bedroom6 plans · 969 to 1,722 sq ft
4-Bedroom4 plans · 1,313 to 2,745 sq ft
Floor plans: Keppel Land, The Luxurie e-brochure (whole type pages). Developer's plans, not drawn to scale; areas are approximate and include PES, A/C ledge, balcony and terraces; some homes are mirror images of the plan shown.
The Luxurie Site plan
Every block in 3D, with the sun on each home →
Site plan: Keppel Land, The Luxurie e-brochure. Developer's illustration, artist's impression, not drawn to scale.
The Luxurie Notes
How these numbers are worked out
- Grade S places The Luxurie 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: $1,729 psf at The Luxurie 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 $1,572 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.
- 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 (2 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 22 resale caveats at The Luxurie ranged from $1,112 psf to $1,810 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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 Sengkang MRT (NE16 / STC), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 9 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 The Luxurie for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.