If you value convenience, easy access to amenities, and unparalleled connectivity within a vibrant community, Sengkang Grand Residences may just be the perfect fit for you and your family. This integrated development features 680 residential units and is directly connected to Sengkang Grand Mall, offering a wide array of dining and shopping options, along with easy access to Buangkok MRT station on the North East Line (NEL) right below the development.
Sengkang Grand Residences is a 99-year leasehold development that obtained TOP status in November 2023, developed by a joint venture between City Developments and CapitaLand. With unit configurations ranging from 1-bedroom to 4-bedroom, it offers a versatile option that serves both as a comfortable home and a promising investment, appealing to a broad range of buyers.
During its launch weekend on 2 & 3 November 2019, Sengkang Grand Residences sold 216 out of the 280 units released, achieving a 77% sell-out rate. This impressive result underscores the development’s strong public appeal and the high demand for its units.
Developed by renowned developers, Sengkang Grand Residences stands out as an attractive option for discerning buyers. This review provides a detailed look at its standout features and diverse unit layouts. Let’s dive right into it.
Project Details
Location Analysis
Integrated with Sengkang Grand Mall, Sengkang Grand Residences offers residents a wide array of dining options, from diverse restaurants to a hawker food centre. For daily needs, the mall features a supermarket, hair salons, a children’s clinic, a preschool, and various shopping options. Additionally, the development is also seamlessly integrated with a community club and a childcare centre.
Conveniently located in the heart of Sengkang Central and above Buangkok MRT station on the NEL, residents can reach Serangoon MRT interchange in just three stops, where they can access the Circle Line (CCL) and Nex mall for more dining and shopping options. For those with private vehicles, the Kallang-Paya Lebar Expressway (KPE) and Tampines Expressway (TPE) provide easy access to the rest of Singapore. The nearby Seletar Aerospace and the upcoming Punggol Digital District are just a 10-minute drive away.
For fitness enthusiasts, Sengkang Sports Complex is a quick 5-minute drive from the development. Further up north is Punggol, known for its scenic Punggol Waterway Park and its connectivity to Coney Island.
Families will appreciate the proximity to three primary schools such as Punggol Primary, Palm View Primary, and North Vista Primary, all within a 1KM radius. With the Global Indian International School just a 7-minute drive away, Sengkang Grand Residences could also be an attractive option for expatriate tenants.
Site Plan Analysis
Sengkang Grand Residences spans an expansive site and offers over 40 facilities, ensuring that residents of its 680 units have plenty of activities to enjoy. The development features multiple pools, including a 50-metre lap pool, a kid’s pool, a wellness spa pool, a bubble leisure pool, and a dip pool. There are also two BBQ pavilions, one of which is poolside. Unique facilities not commonly found in other developments include a dedicated pet play area and a mini golf turf lawn.
Residents can relax and socialise in the social lounge or entertain guests in the function room. To enhance daily living experiences, Sengkang Grand Residences also offers several pavilions, gardens, and lawns, providing ideal spaces for strolls, mingling, or unwinding with family and neighbours. The variety of facilities at this development ensures residents have ample amenities to enjoy, with the added benefit that they are thoughtfully distributed across the site to minimise overcrowding.
Comparative Market Analysis (CMA)
We will evaluate Sengkang Grand Residences’ performance in comparison to selected nearby developments to determine its cost-to-benefit value and growth potential. This assessment will be conducted in two stages: first, a Price Analysis to review and compare the price trends of Sengkang Grand Residences with those of selected nearby developments, followed by a MOAT analysis to further assess these developments.
Price Analysis
Our analysis will compare Sengkang Grand Residences with three nearby developments: Jewel @ Buangkok, Esparina Residences, and La Fiesta.
Esparina Residences, an Executive Condominium completed in 2014 with 573 units, is located just across the road from Sengkang Grand Residences. Nearby, Jewel@Buangkok, a 99-year leasehold development with 616 units, was completed in 2017. Lastly, La Fiesta, another 99-year leasehold development, was completed in 2016 and comprises 810 units.
An analysis of the real-time market value per square foot (PSF) shows that Sengkang Grand Residences is commanding the highest PSF price among the developments, with a RealValue PSF Index of $2,050. It is followed by Jewel @ Buangkok at $1,690 PSF, Esparina Residences at $1,610 PSF, and La Fiesta at $1,600 PSF. This is expected, given that Sengkang Grand Residences is the newest development and an integrated project.
Between January 2020 and August 2024, Sengkang Grand Residences experienced a 19.2% increase in RealValue PSF, rising from $1,720 to $2,050. During the same period, Esparina Residences saw a 36.4% growth, from $1,180 to $1,610. Jewel @ Buangkok grew by 18.2%, from $1,430 to $1,690, while La Fiesta’s RealValue PSF increased by 19.4%, from $1,340 to $1,600.
As the newest development with a long lease remaining and its status as a mixed-use integrated project, Sengkang Grand Residences is expected to maintain a high demand for its units, driving its price upward for a smooth capital appreciation, presenting it as an attractive investment option.
Comparing the RealValue PSF Index of Sengkang Grand Residences with the collective performance of all Sengkang condominiums, we see that the Sengkang condominiums collectively grew by 43.6%, from $1,010 PSF to $1,450 PSF between January 2020 and August 2024. This reveals a significant disparity between the current PSF price and growth rate of Sengkang Grand Residences and the broader Sengkang market. However, with a current RealValue PSF Index of $2,050, Sengkang Grand Residences is still reasonably priced when compared to other developments of similar age across Singapore, making it a strong value-for-money investment. Additionally, with its long lease remaining and expected continued demand, Sengkang Grand Residences holds strong potential for further growth as the market adjusts over time.
MOAT Analysis
Sengkang Grand Residences scored an impressive 70% in the MOAT Analysis, excelling with perfect scores in Bala’s Curve Effect, Exit Audience, Parent’s Attraction Effect, and MRT proximity. This strong performance is unsurprising, given its long lease, good location directly above Buangkok MRT station, proximity to several schools, and being surrounded by numerous HDB projects.
However, the development scored below average (2 out of 5) in the District & Region Disparity metric, indicating that there are other developments in the Sengkang area that offer better value for money at the current average PSF price. Despite this, we believe Sengkang Grand Residences will continue to attract strong demand, spurring its investment potential.
The Rental Demand and Quantum Effect scores here may not accurately reflect the performance and potential of Sengkang Grand Residences given that it just achieved TOP last year and has not had enough of a runway for sales and rental transactions.
La Fiesta and Jewel @ Buangkok outperformed Sengkang Grand Residences in the MOAT Analysis, each scoring 74% overall. Both developments received strong 4 out of 5 ratings in the Bala’s Curve Effect and Volume metrics. Their prime locations, surrounded by numerous HDB projects, contributed to perfect 5 out of 5 scores in the Exit Audience metric, highlighting their appeal to a large pool of potential upgraders. In terms of Region & District Disparity, Jewel @ Buangkok matched Sengkang Grand Residences with a 2 out of 5, while La Fiesta slightly outperformed with a 3 out of 5.
Esparina Residences, on the other hand, earned a MOAT Analysis score of 66%. It achieved perfect scores in the Exit Audience, Parents’ Attraction Effect, and MRT proximity metrics. However, despite having the second lowest RealValue PSF price among the four developments analysed, Esparina Residences only managed a 2 out of 5 in the District and Region Disparity metric.
Unit Distribution
Sengkang Grand Residences offers a variety of unit configurations, ranging from 1-Bedroom to 4-Bedroom, with multiple subtypes for each. The majority of units are 3-Bedroom, comprising 38% of the total, followed closely by 2-Bedroom units at 36%. This distribution highlights the developer’s focus on small families and investors. With an extensive range of facilities, diverse unit options, and its status as an integrated development with unparalleled conveniences, Sengkang Grand Residences stands out as an attractive option for both families and investors.
Floor Plan Analysis
In this section, we showcase our top choice for each of the configuration types available. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms.
1-Bedroom (Type A3S)
At 506 square feet (sqft), our top choice for the 1-Bedroom configuration is Type A3S. The elongated open-concept kitchen provides ample space for meal preparations, while the rectangular dining and living areas, extending seamlessly from the kitchen, are designed for optimal space efficiency. The study area, conveniently located beside the kitchen and away from the main living spaces, offers a quiet workspace ideal for work-from-home setups. This layout is perfect for couples, providing enough room for daily activities and practical storage solutions.
2-Bedroom (Type B2)
Our top pick for the 2-Bedroom configuration is Type B2, which spans 678 square feet, with 27 units available. Upon entering, residents are welcomed by a long open-concept kitchen that leads into efficiently shaped dining and living areas, designed for optimal space usage. We particularly appreciate this layout because the two bedrooms are tucked away from the main living spaces, ensuring privacy when hosting guests. Additionally, the spacious balcony provides ample space for an extended living area, perfect for mini alfresco dining sessions.
3-Bedroom (Type C5PF)
Type C5PF is our top pick for the 3-Bedroom configuration. Spanning 1,012 sqft, this layout includes a flexible storeroom that can be converted into a bedroom, making it ideal for larger or multi-generational families. Upon entering, residents are greeted by a spacious enclosed kitchen with an adjacent washing closet. The dining and living areas provide ample space for daily activities and efficient storage solutions. Notably, this layout features two balconies, one extending from the living area and another attached to the master bedroom. Both balconies are generously sized, serving as extended living spaces or for hosting mini alfresco dining sessions. We especially appreciate that all the bedrooms are thoughtfully tucked away from the main living areas, ensuring privacy when hosting guests, thanks in part to the well-placed washing closet.
4-Bedroom (Type D1PF)
Type D1PF is our top choice for the 4-Bedroom configuration, offering a total of four bedrooms with the flexibility to convert the storeroom into an additional bedroom or study. This layout is ideal for large families. The living and dining areas are spacious and efficiently designed with a squarish shape, providing ample room for daily activities, family bonding, and efficient storage solutions. The balcony extends across the width of both the dining and living areas, creating a generous space for an extended living area or large gatherings. An additional balcony extends from the master bedroom, adding to the sense of spaciousness.
The layout also includes a well-placed washing closet, and the bedrooms are thoughtfully tucked away from the main living areas, ensuring privacy when hosting guests. Overall, Type D1PF is perfect for large families and particularly well-suited for those who frequently entertain guests.
The Verdict
With its advantages of convenience, accessibility, and extensive amenities, Sengkang Grand Residences stands out as an attractive option for a diverse range of buyers, from couples and families, including large households, to investors. This integrated development, seamlessly connected with Sengkang Grand Mall and Buangkok MRT station, offers a highly convenient living experience for families while also holding strong potential for continuous capital appreciation, given to its long lease remaining.
Sengkang Grand Residences uniquely combines the prestige of being an ideal family home with the appeal of a sound investment. As demonstrated in our MOAT Analysis, the development achieved an impressive overall score of 70%, further underpins its position as an attractive choice for discerning homebuyers.
Interested in exploring Sengkang Grand Residences as your dream home or investment property? Feel free to reach out to us here. We’re here to guide you through the process and provide a personalised consultation to help you make an informed decision.
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