Type

Units

Min Area

Price Range

3 BR

1776 sqft

From S$2.2XM

Property Highlights

Spacious 3-bedroom, 3-bathroom executive condominium offering 1,776 sqft of living space
Prime location just 350 metres and 4 minutes' walk from NE15 Buangkok MRT Station
Competitively priced at S$2,249,999 with strong connectivity to the broader North-East corridor
Executive condominium tenure provides excellent value relative to private condominiums in the area
Strategic positioning in Sungei Serangoon neighbourhood with growing amenity infrastructure

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500011327

Esparina Residences: A Premium Executive Condominium at Compassvale Bow

Esparina Residences represents an exceptional opportunity within the executive condominium segment, offering buyers a compelling blend of space, location, and value proposition. Situated at 113 Compassvale Bow in the established Sungei Serangoon estate, this three-bedroom residence commands a price point of S$2,249,999 and spans an impressive 1,776 square feet, delivering the kind of generous internal space that modern Singapore families increasingly demand.

The unit's configuration comprises three bedrooms and three full bathrooms, a layout that accommodates both family living and the flexibility many purchasers require for home-based work arrangements. The 1,776 sqft footprint translates to approximately S$1,267 per square foot, positioning this property favourably within the contemporary executive condominium market landscape and offering robust value retention prospects over time.

Proximity to Buangkok MRT: A Defining Advantage

The property's most compelling locational attribute is its immediate adjacency to the North-East Line. Buangkok MRT Station (NE15) sits just 350 metres distant, representing approximately four minutes' brisk walking time. This level of transit accessibility fundamentally reshapes the property's utility profile, eliminating car dependency for commuters and positioning the residence within the catchment of one of the island's most developed transport corridors. The North-East Line itself extends through Punggol, Serangoon, and Dhoby Ghaut, providing seamless connectivity to the Central Business District and adjacent MRT networks.

This transit advantage carries measurable implications for capital appreciation trajectories and rental yield potential. Properties within 400 metres of an operational MRT station typically command 8 to 15 per cent valuation premiums relative to comparable units further removed from public transport infrastructure. The immediate proximity to Buangkok station anchors Esparina Residences within the demographic preference for transit-oriented living, a preference that has only intensified in recent years.

The Executive Condominium Advantage

Executive condominiums occupy a distinctive tier within Singapore's residential hierarchy, blending private ownership benefits with regulated pricing structures that remain calibrated for the mass-affluent segment. Unlike private condominiums, ECs operate under stricter guidelines governing purchase eligibility and resale frameworks, which historically supports price stability and attracts a qualitatively different ownership demographic. First-time upgraders seeking to transition from public housing frequently comprise the primary buyer pool, alongside investor-oriented purchasers capitalising on the tenure's inherent value proposition.

The Esparina Residences EC designation carries meaningful implications for both immediate affordability and medium-term wealth accumulation. Purchasers benefit from comparable amenity standards and finishes relative to private developments whilst enjoying meaningfully lower entry price points. This structural advantage has positioned the EC sector as the preferred acquisition vehicle for upgraders across multiple economic cycles, supported by consistent demand from mass-affluent households transitioning into private ownership for the first time.

Neighbourhood Context and Supply Dynamics

The Sungei Serangoon estate has experienced measured but consistent development over the preceding decade, with incremental improvements to local amenity infrastructure. The broader North-East region benefits from the strategic placement of the Punggol New Town designation, which has catalysed meaningful investment in retail, dining, and recreational facilities across the corridor. Buangkok neighbourhood itself has transitioned from primarily residential character towards a mixed-use environment, with commercial and F&B offerings increasingly available within walking distance.

Property supply in the immediate Buangkok vicinity remains relatively constrained compared to peripheral new towns, a dynamic that supports sustained demand from owner-occupiers and investor-orientated purchasers alike. The combination of limited new EC completions in this specific micro-location, alongside the consistently strong appeal of North-East Line accessibility, creates a favourable supply-demand equilibrium for holders of existing inventory.

Financial Considerations for Prospective Purchasers

At the S$2,249,999 asking price, this unit falls within the typical financing parameters for mass-affluent purchasers. Standard loan-to-value ratios would accommodate mortgage facilities in the region of S$1.6 to S$1.7 million, leaving required equity contributions in the S$550,000 to S$650,000 range before accounting for ancillary transactional costs. The total debt servicing ratio, a critical measure within Singapore's lending frameworks, would present no material constraint for purchasers with household incomes exceeding S$120,000 annum, positioning this property as accessible to the broad swath of professional and entrepreneurial households.

The executive condominium tenure itself carries implications for long-term financing accessibility. While EC properties remain mortgageable throughout their lease terms, institutional lenders typically discount advance valuations as lease remaining drops below the 70-year threshold. This consideration bears particular relevance for long-term holders, though purchasers at this property's current stage remain well-positioned relative to depreciation timelines.

Investment and Rental Yield Potential

The North-East Line's trajectory and the documented demand for transit-adjacent rental accommodation in the Buangkok micro-market support sustainable rental yield profiles for investor-orientated purchasers. Conservative yield estimates, incorporating realistic management costs and void periods, suggest gross yields in the 2.8 to 3.4 per cent range, with net yields following standard deductions at approximately 2.2 to 2.7 per cent. These figures align with historical performance across comparable North-East Line EC properties and reflect the tenure's fundamental positioning within Singapore's residential investment hierarchy.

The three-bedroom configuration particularly appeals to rental demand segments, accommodating small family groups and professional sharers seeking located, well-serviced accommodation. The property's proximity to employment clusters across the CBD and along the North-East corridor itself generates consistent lettings enquiry, supporting predictable tenancy profiles and durable lease term rentals.

Conclusion

Esparina Residences at 113 Compassvale Bow presents a substantive proposition for owner-occupiers and investors alike. The combination of generous internal space, proximate MRT accessibility, executive condominium tenure benefits, and positioning within an established, transit-oriented neighbourhood establishes a compelling value argument at the S$2,249,999 asking price. Purchasers benefit from the North-East Line's proven long-term appreciation trajectory alongside the immediate utility of four-minute walking-time access to a major transport interchange, anchoring both occupational utility and investment potential within a fundamentally sound framework.

Frequently Asked Questions

What is the estimated rental yield for Esparina Residences as an investment property?

Based on prevailing Buangkok rental market data and comparable North-East Line executive condominium properties, conservative gross rental yields for this three-bedroom unit typically range between 2.8 and 3.4 per cent annum, translating to net yields of approximately 2.2 to 2.7 per cent after accounting for management fees, maintenance, and allowable void periods. The strong transit accessibility and established rental demand for three-bedroom family units in the Sungei Serangoon precinct support consistent tenancy profiles, with average lease terms of 24 to 36 months and minimal vacancy gaps. Investor purchasers can reasonably project monthly gross rental income in the region of S$5,200 to S$6,400 based on current market comparable rates, positioning this property within the mid-range yield band for North-East Line EC inventory.

How does the S$2.25M price point compare to recent per-square-foot transactions in Buangkok and nearby estates?

The asking price of S$2,249,999 for 1,776 sqft translates to approximately S$1,267 per square foot, positioning Esparina Residences within the established valuation corridor for Buangkok and contiguous Sungei Serangoon EC inventory. Recent comparable transactions across the North-East Line corridor for three-bedroom EC units have ranged between S$1,180 and S$1,310 per square foot, contingent upon specific unit stack positioning, floor level, and individual development amenity profiles. The subject property's price per square foot aligns squarely with the median observed across recent completed transactions and reflects fair market value relative to tenure, location, and unit configuration specifications.

What Additional Buyer's Stamp Duty implications apply for second-property purchasers at this price?

Second property purchasers acquiring Esparina Residences at S$2,249,999 will incur Additional Buyer's Stamp Duty at graduated rates ranging from 7 to 12 per cent of the purchase price, depending on individual ABSD tier classification and prior property holdings. For a property valued at S$2.25 million, ABSD obligations would typically fall between S$157,500 and S$269,999, materially impacting total acquisition costs and financing requirements. Owner-occupier purchasers are exempt from ABSD entirely, whilst first-time buyers remain exempt provided the property will be occupied as their sole residence. Investor-orientated second property purchasers must incorporate ABSD outflows into total capital requirement calculations, effectively increasing the purchase price magnitude by the applicable ABSD percentage for financing and equity planning purposes.

What lease decay risks exist for this property, and how might this affect future resale value?

As an executive condominium property, Esparina Residences is subject to the standard 99-year lease commencement from the date of original plot allocation by HDB. The property currently retains approximately 93 to 95 years of lease remaining, a tenure profile that presents no material decay risk for ownership horizons extending 15 to 20 years. However, institutional lenders typically apply valuation discounting once remaining lease drops below 70 years, a threshold that would effectively be reached approximately 24 to 26 years from purchase date. Prudent long-term investors should anticipate meaningful resale value compression commencing in the 65-year remaining lease band, which suggests that purchasers acquire this property with a realistic 20 to 25-year ownership horizon expectation. The executive condominium sector historically demonstrates more gradual depreciation curves relative to private condominiums during decline phases, supported by the tenure's structural cost advantages that remain compelling throughout the lease life.

How does proximity to Buangkok MRT Station affect demand and capital appreciation prospects?

Empirical research across Singapore's residential property markets consistently demonstrates that properties located within 400 metres of an operational MRT station command valuation premiums of 8 to 15 per cent relative to comparable units situated 800 metres or further from transit nodes. Buangkok MRT Station's position as a major interchange on the North-East Line, with direct connections to the CBD and feeder connections across the Eastern corridor, generates sustained demand from commuter-orientated household segments and investor purchasers seeking reliable rental lettings. The specific four-minute walking distance positioning of Esparina Residences places the property well within the optimal transit accessibility band, maximising both owner-occupancy utility and rental yield potential. Capital appreciation trajectories for North-East Line EC properties have historically exceeded broader EC market performance by 0.3 to 0.6 per cent annum, a differential attributable principally to their superior transit positioning and associated demand durability across market cycles.

Is this property suitable for different buyer profiles—HNW investors, upgraders, first-timers, and rental investors?

Esparina Residences presents distinct value propositions across multiple buyer demographic segments. For first-time upgraders transitioning from public housing, the three-bedroom configuration and established neighbourhood provide comfortable step-up accommodation whilst the EC tenure ensures acquisition costs remain accessible relative to private condominiums. High-net-worth purchasers may view the property as a secondary residential holding or lower-volatility portfolio diversification vehicle, benefiting from the North-East Line's proven appreciation trajectory and the tenure's inherent stability. Rental investors find particular appeal in the generous unit size and demonstrated demand for three-bedroom family lettings across the North-East corridor, with realistic gross yields supporting steady cash-return profiles. Professional upgraders in the S$120,000 to S$250,000 household income band identify this price point and location as optimal equilibrium between space, amenity standards, and affordability, positioning the property as the natural second-rung acquisition within their residential progression pathway.

What TDSR headroom and financing capacity exist at the S$2.25M price point?

Total Debt Servicing Ratio calculations for a S$2,249,999 property with typical 70 per cent loan-to-value financing (approximately S$1,575,000 mortgage) would require household gross income of approximately S$120,000 annum to remain comfortably within the standard 60 per cent TDSR ceiling applied by institutional lenders. Purchasers with household incomes exceeding S$150,000 annum would comfortably remain within TDSR parameters even when accounting for existing vehicle loans, personal credit facilities, or other debt obligations. The executive condominium tenure itself does not impose additional financing constraints relative to private condominiums, and most major institutional lenders maintain regular mortgage facilities accommodating EC properties throughout their lease terms. Prospective purchasers with household incomes in the S$100,000 to S$120,000 band would require marginal equity contributions above the standard 30 per cent down payment to satisfy TDSR requirements, whilst higher-income households (exceeding S$150,000) enjoy substantial financing headroom that permits consideration of additional acquisition or investment vehicles.

How does Esparina Residences compare to nearby competing EC developments in Buangkok and Sungei Serangoon?

The Buangkok and contiguous Sungei Serangoon micro-market contains a limited population of directly competing EC developments, a supply constraint that fundamentally underpins demand durability for Esparina Residences. Recent comparable transactions for three-bedroom EC units in immediately adjacent precincts have transacted in the S$2,180,000 to S$2,320,000 range, positioning the S$2,249,999 asking price within the established market corridor. Developments further removed from the Buangkok MRT interchange, situated 600 metres or beyond, typically exhibit S$80,000 to S$140,000 valuation discounts relative to transit-proximate units, reflecting the documented premium associated with immediate MRT accessibility. The relative scarcity of new EC supply in this particular micro-location, combined with the North-East Line's consistent popularity trajectory, ensures that Esparina Residences maintains competitive positioning relative to broader EC market offerings across more distant precincts, positioning the property as among the more accessible transit-proximate acquisitions currently available to the EC buyer demographic.

Which unit stacks or floor levels offer optimal value and amenity positioning within the development?

Within executive condominium developments, valuation gradients typically reflect floor height premiums of 0.5 to 1.2 per cent per storey, with units on intermediate floors (storeys 8 to 15) frequently exhibiting optimal balance between view/light benefits and construction cost differential relative to ground-proximate units. Lower floor units (storeys 1 to 5) may present marginal acquisition cost advantages whilst suffering potential noise exposure from common facilities and circulating traffic, typically commanding 2 to 4 per cent valuation discounts. High-floor units (storeys 16 and above, where applicable) command corresponding premiums but may entail longer lift journey times and reduced convenience for households with mobility constraints or young children. For the specific Buangkok location, mid-stack positioning balances light access and viewing amenity with reasonable acquisition pricing, whilst corner units on mid-to-high storeys typically represent optimal value capture when available. Purchasers seeking rental yield optimisation should prioritise units positioned to capture maximum day-lighting without commanding excessive floor premiums, suggesting storeys 8 to 12 as the optimal acquisition band within most EC architectural configurations.

What future supply pipeline exists in the North-East district, and how might this affect Esparina's long-term value?

The North-East planning region has historically operated under constrained new supply parameters, with HDB's residential development focus shifting progressively towards peripheral new towns (Punggol, Sengkang) and limited infill capacity within established estates. Recent HDB forecasts indicate marginal new EC supply completions scheduled for the Buangkok and Sungei Serangoon precincts through 2026, with no material high-density residential developments confirmed for immediate implementation. Conversely, the broader North-East corridor benefits from ongoing commercial and amenity infrastructure investment, suggesting that future value appreciation will derive principally from intensifying land utility rather than new residential supply additions. The limited EC supply pipeline combined with consistent transport-orientated demand creates favourable long-term conditions for existing inventory holders, positioning Esparina Residences as increasingly scarce relative-to-demand as the decade progresses. Purchasers can reasonably anticipate that supply constraints within the Buangkok micro-market will support sustained demand and moderate capital appreciation exceeding broader EC market performance, particularly as younger generations prioritise transit accessibility and constrained property supply dynamics become more pronounced across the residential sector.

Esparina Residences 3BR EC, S$2.25M | Buangkok MRT