Type

Units

Min Area

Price Range

2 BR

829 sqft

S$1.4M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$286K on this acquisition.
Located 4 min (350 m) from NE15 Buangkok MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

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

Esparina Residences: Executive Living in Sengkang's Evolving Landscape

Esparina Residences stands as a thoughtfully designed executive condominium development positioned in the heart of Sengkang, one of Singapore's most vibrant suburban growth corridors. Located at 113 Compassvale Bow, the development captures the essence of contemporary suburban living whilst maintaining proximity to key transport nodes and community facilities. The neighbourhood has experienced considerable transformation over the past decade, establishing itself as a desirable residential destination for families, young professionals and investors seeking value without sacrificing accessibility to the broader island.

Situated merely 350 metres or a four-minute walk from NE15 Buangkok MRT Station, Esparina Residences benefits from direct connectivity to the North-East Line, a major transport artery linking residents to employment centres, educational institutions and shopping districts across Singapore. This accessibility has historically proven a significant driver of capital appreciation in suburban EC developments, as improved public transport infrastructure reduces commute friction and expands the catchment of potential buyers and tenants.

Design Philosophy and Unit Composition

The development showcases a commitment to functional, light-filled living spaces that prioritise everyday comfort. Units across the development have been conceived with efficiency in mind, featuring squarish layouts that maximise usable floor area and simplify furniture placement and daily movement. Natural ventilation remains a cornerstone of the design approach, with carefully positioned windows and openings engineered to encourage cross-flow and reduce reliance on mechanical cooling during cooler months.

Kitchens are purposefully enclosed to contain cooking odours and heat, fitted with gas hobs to cater to households that favour traditional cooking methods. The inclusion of windows in both bathrooms—a design detail often absent in competing developments—elevates the livability quotient by introducing natural light and moisture control into these private retreats. Corner units within the development command particular appeal, offering clear sightlines across the neighbourhood and reduced exposure to sun on certain facades, a consideration that can modestly reduce utility costs over the ownership lifecycle.

Pricing and Market Position

Units at Esparina Residences are priced from S$1.43 million, positioning the development competitively within the executive condominium segment of the North-East region. This pricing reflects the balance between relative newness, location efficiency and the sub-regional supply of comparable products. For perspective, the Sengkang EC market has seen steady per-square-foot transaction values in recent years, with most units trading within a defined band that reflects both location premiums and tenure considerations. Prospective buyers should conduct a detailed comparison against nearby developments such as those in Fernvale and Yung Ho Road to establish whether Esparina Residences offers genuine value relative to competing offerings at similar distances from the MRT station.

Investment and Rental Considerations

The development's proximity to Buangkok MRT and its positioning within the established Sengkang catchment make it an attractive proposition for investors seeking recurring rental income. Executive condominiums in well-served MRT-adjacent locations have historically demonstrated rental yields in the region of 2.5% to 3.5% gross, depending on unit size, finishes and prevailing market conditions. The neighbourhood's demographic composition—increasingly affluent families, young working professionals and established couples—creates stable demand for rental accommodation, particularly among those relocating to the area for employment or schooling.

Investors should factor in the full cost structure of ownership: annual conservancy charges, property tax and maintenance levies vary across developments but typically range between S$200 and S$350 monthly for executive condominiums of this specification. The rental profile of Sengkang has strengthened materially as major employers have established or expanded operations in the eastern corridors, creating organic demand for rental stock among expatriates and domestic relocators.

Financing and Buyer Eligibility

Executive condominiums remain one of Singapore's most accessible property classes for first-time owners, with HDB eligibility requirements and pricing points that sit substantially below comparable private condominiums. Buyers should be aware that Additional Buyer's Stamp Duty applies to second and subsequent residential property purchases; a Singapore Citizen acquiring Esparina Residences as a second residential property will incur ABSD at the current rate of 20%, substantially increasing acquisition costs. This consideration is particularly material for upgraders moving from HDB flats to private housing, and should be factored into overall acquisition budgeting alongside legal fees, valuation charges and the agent's commission.

Typical loan-to-value ratios for executive condominiums range from 75% to 80% of the purchase price, meaning buyers should prepare equity contributions in that neighbourhood. At the development's entry price point, this typically implies required capital of S$280,000 to S$360,000 before factoring in ABSD and transaction costs. Total Debt Service Ratio considerations are important for mortgage applicants; most financial institutions cap housing debt repayment at 30% of gross monthly household income, so buyers should verify their financing headroom before making an offer, particularly if accompanying debt obligations exist.

Market Dynamics and Future Supply

The Sengkang precinct continues to attract residential development activity, with several large housing projects in planning or construction phases nearby. This growing supply pipeline could exert moderate downward pressure on pricing over a 2-3 year horizon, though this must be weighed against infrastructure improvements, population growth and the ongoing shortage of affordable owner-occupied units in established mature estates. For buyers with longer holding horizons—five years or more—the growth of surrounding employment nodes and improving amenities often outpace supply dynamics, supporting capital appreciation.

Esparina Residences positions itself as an intelligent choice for multiple buyer personas: first-time purchasers seeking an entry point into private property ownership, upgraders from public housing with moderate budgets, and investors targeting rental income in a proven growth corridor. The development's attention to practical design, efficient layouts and thoughtful finishes reflects a genuine understanding of suburban lifestyle needs, making it a competitive offering within the North-East market segment.

Frequently Asked Questions

What is the estimated gross rental yield for units at Esparina Residences?

Units at Esparina Residences are likely to achieve gross rental yields in the region of 2.5% to 3.5%, contingent upon unit size, floor level and prevailing rental market conditions in Sengkang. The proximity to Buangkok MRT and the established demographic profile of the neighbourhood—comprising affluent families and young working professionals—create consistent tenant demand, particularly among those relocating for employment or schooling. Investors should conduct detailed yield calculations based on expected monthly rent relative to total acquisition cost, including ABSD where applicable, and factor in annual outgoings such as conservancy charges (typically S$200–350 monthly), property tax and maintenance levies to establish net yield.

How does Esparina Residences compare on price per square foot to recent transactions in Sengkang?

Recent transacted units in the Sengkang EC segment have traded within a relatively defined price band, with per-square-foot values reflecting both location premiums relative to outer estates and tenure-related considerations. At approximately S$1.73 per square foot (based on the stated S$1.43 million entry price and typical unit sizes), Esparina Residences positions itself competitively within this market, though buyers are encouraged to obtain comparative analysis of actual recent transactions at nearby developments in Fernvale and Yung Ho Road to confirm whether this represents genuine value. MRT proximity, unit orientation and architectural finishes all influence final transacted prices, so direct comparison across multiple developments is essential to establish relative positioning.

What is the Additional Buyer's Stamp Duty impact for a second residential property purchase?

A Singapore Citizen acquiring Esparina Residences as a second residential property incurs Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price, calculated on the property's value or market value, whichever is higher. For a property priced at S$1.43 million, this equates to approximately S$286,000 in ABSD alone, substantially elevating total acquisition costs. This is a critical consideration for upgraders transitioning from HDB flats to private condominiums; the combined impact of ABSD, legal fees (typically 0.8% to 1.2% of purchase price) and agent commission (typically 1% to 1.5%) can easily exceed S$350,000–400,000 before occupying the unit, fundamentally altering the investment case and financing requirements.

Does lease decay present a risk to long-term resale value at this development?

Esparina Residences carries a leasehold tenure structure typical of executive condominiums in Singapore. Whilst the tenure details require verification with legal counsel, EC developments do not typically face lease decay concerns in the immediate 5–10 year holding period; however, buyers purchasing with longer-term intentions should confirm the precise lease duration (99 years, 999 years, or equivalent) with conveyancing professionals. Leasehold properties with remaining tenure below 70–80 years may experience resale valuation headwinds as financial institutions tighten lending policies and investor appetite diminishes, so purchase decisions should be informed by the specific tenure position relative to your intended holding horizon.

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

Properties within 400 metres of MRT stations in Singapore typically command a 5–10% capital appreciation premium relative to their further-out counterparts, reflecting reduced commute friction, increased tenant catchment and improved accessibility to employment centres. At merely 350 metres from NE15 Buangkok, Esparina Residences sits firmly within this premium zone, positioning it favourably for both owner-occupancy and investment. Ongoing improvements to the North-East Line (such as enhanced frequency and expanded interchange capacity) and planned nearby amenities in the Sengkang precinct further reinforce the MRT accessibility advantage, making this development a defensible choice for buyers prioritising capital appreciation over extended holding periods.

Which buyer profiles are best suited to Esparina Residences?

Esparina Residences appeals to multiple buyer archetypes: first-time private property purchasers seeking an accessible entry point above HDB, upgraders transitioning from public housing with modest to moderate budgets, and property investors targeting recurring rental income in a proven growth corridor. High-net-worth individuals may find the specification and pricing point less compelling relative to premium private condominiums elsewhere; however, informed investors recognise the combination of location efficiency, design quality and rental demand as compelling for portfolio diversification. Young families with school-age children, in particular, find appeal in Sengkang's established community infrastructure and relative affordability.

What are the TDSR and financing implications at Esparina Residences' price points?

At the development's entry price point of approximately S$1.43 million, with typical loan-to-value ratios of 75–80%, buyers require equity contributions of S$280,000–360,000 before factoring in ABSD and transaction costs. Most financial institutions cap housing debt repayment at 30% of gross monthly household income under Total Debt Service Ratio (TDSR) rules, meaning a buyer with annual gross household income of S$240,000 can support mortgage obligations of approximately S$60,000 annually or S$5,000 monthly. Prospective purchasers should engage their lenders early to establish precise financing headroom, particularly if they carry concurrent debt obligations (car loans, credit cards, personal loans); underestimating this can lead to loan rejection at the final hurdle.

How does Esparina Residences compare to nearby competing EC developments?

The wider Sengkang catchment includes several established executive condominium developments competing for similar buyer demographics. Comparable products in Fernvale, Yung Ho Road and adjacent precincts typically trade within a defined price band, differentiated by MRT proximity, architectural finishes, amenity offerings and residual lease duration. Esparina Residences' four-minute MRT walk and thoughtfully designed layouts (notably the enclosed kitchen and bathrooms with windows) represent genuine competitive advantages; however, buyers should conduct a side-by-side evaluation of at least 3–4 nearby developments to establish relative value, particularly regarding unit orientation, floor-to-ceiling heights and facilities quality. Recent sales data from comparable transactions will provide the most accurate benchmarking reference.

Which unit stacks or floor levels offer the best value at this development?

Mid-to-upper floor units (typically floors 8–15) tend to command the strongest balance of premium over lower floors whilst avoiding the steepest price increments associated with penthouses or very high levels. Corner units, prominently featured in the development's marketing, offer genuine benefits—enhanced natural light, potential for dual-aspect views and reduced western sun exposure—though they typically trade at a premium of 3–8% relative to comparable non-corner units on the same floor. Lower floors (2–5) may appeal to buyers prioritising value acquisition over views, particularly those with mobility considerations or preferences for easier stair evacuation, and have historically experienced slightly softer rental demand despite modest pricing discounts. Systematic comparison of actual listed units and recent transactions will reveal the development's precise pricing gradient across floor levels and aspect orientations.

What is the future supply pipeline in the Sengkang district and how might it affect Esparina's value?

The Sengkang precinct continues to attract residential development activity as part of Singapore's broader north-eastern growth strategy, with several large-scale housing projects in various planning and construction phases. This expanding supply could exert moderate downward pricing pressure over a 2–3 year horizon; however, this must be weighed against synchronous infrastructure improvements (enhanced MRT frequency, new community facilities), organic population growth and the persistent shortage of affordable owner-occupied units in mature estates. Buyers with longer holding horizons (5+ years) typically find that amenity maturation and employment node expansion outpace supply dynamics, supporting capital appreciation that overcomes any near-term supply-driven pricing adjustments. A detailed review of URA Master Plan updates and Housing and Development Board pipeline announcements will provide the most current outlook on future supply trajectories.

Executive Condominium At 113 Compassvale Bow — From S$1.4M