Type

Units

Min Area

Price Range

3 BR

936 sqft

S$1.9M – S$2.3M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.9M to S$2.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$380K on this acquisition.
Located 4 min (340 m) from NE15 Buangkok MRT Station.

Price Trends & Rental Yield

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Jewel @ Buangkok: A Contemporary Residential Address in the North-East District

Jewel @ Buangkok stands as a distinguished residential development within Singapore's North-East Region, located at 91 Compassvale Bow. The project commands a prominent position in the Buangkok area, one of Singapore's established and sought-after residential enclaves. The development offers a range of modern condominium units designed to meet the needs of contemporary urban dwellers, from young professionals to growing families and property investors seeking exposure to this maturing neighbourhood.

The defining advantage of Jewel @ Buangkok is its exceptional proximity to NE15 Buangkok MRT Station, situated merely 340 metres or approximately 4 minutes' walk from the development. This strategic location places residents within immediate reach of the North-East Line, a critical transport corridor that connects the neighbourhood to the city centre, major employment hubs, and leisure destinations across the island. The accessibility afforded by this proximity has become increasingly valuable as Singapore's transport network continues to expand and integrate with regional connectivity initiatives.

Location and Neighbourhood Character

The Buangkok precinct represents one of Singapore's more mature residential areas, having undergone consistent urban development and refinement over several decades. The neighbourhood is characterised by a mix of public and private residential stock, complemented by neighbourhood shopping centres, hawker facilities, and educational institutions. The presence of established amenities means that residents at Jewel @ Buangkok can access essential services, dining options, and recreational facilities without needing to venture far from their homes.

Compassvale itself is a well-established residential corridor within the broader Buangkok planning area, known for its tree-lined streets and community-oriented environment. The development's positioning within this context ensures that purchasers are acquiring units in a location with proven demand, established infrastructure, and a strong track record of property value stability. The neighbourhood continues to attract individuals seeking a balance between urban convenience and residential tranquillity.

Unit Configuration and Space Standards

The development offers a variety of unit types, accommodating different household sizes and living preferences. Units range across multiple bedroom configurations, allowing prospective buyers to select floor plates that align with their specific spatial requirements and lifestyle aspirations. The condominium units are finished to contemporary standards, reflecting current expectations for finishes, layouts, and functional design in the mid to upper-mid tier residential market segment.

Unit sizes vary across the development, with homes designed to maximise functionality whilst respecting efficient land utilisation principles. This diversity in configuration means that Jewel @ Buangkok appeals to a broad purchasing demographic—first-time buyers seeking entry into the private residential market, upgraders transitioning from smaller properties, and investors evaluating the neighbourhood's rental potential. The availability of multiple unit types across the development ensures that there is suitable inventory to match different budget parameters and spatial preferences.

Pricing and Market Position

Jewel @ Buangkok sits within a competitive pricing band for the North-East district, reflecting both the development's quality standards and its advantageous location relative to MRT connectivity. Prices across the development reflect the current market conditions for new and established residential stock in the Buangkok area, positioned to appeal to both owner-occupiers and buy-to-let investors. The pricing structure takes into account the development's proximity to transport infrastructure, the maturity of the surrounding neighbourhood, and the quality of the residential offering.

For prospective purchasers, it is important to note that Additional Buyer's Stamp Duty (ABSD) applies to those acquiring a second residential property in Singapore. Singapore Citizens purchasing their second residential property are currently subject to a 20% ABSD charge on the purchase price, calculated after the basic Stamp Duty has been deducted. For those acquiring Jewel @ Buangkok as their first residential property, no ABSD is levied. This tax consideration is material to the overall cost of acquisition and should be factored into purchase planning, particularly for investors seeking to build a property portfolio.

Connectivity and Transport Access

The proximity of Jewel @ Buangkok to Buangkok MRT Station represents a substantial strategic advantage, particularly given Singapore's continued emphasis on transit-oriented development. The North-East Line connectivity ensures that residents can access employment centres in the city core, shopping and leisure precincts such as Marina Bay and Orchard, as well as educational and recreational facilities distributed across the island. The 4-minute walking distance positions the development within the optimal walkability zone, encouraging public transport usage and reducing dependence on private vehicles.

As Singapore's transport infrastructure matures and becomes increasingly integrated, properties positioned within close proximity to MRT stations tend to benefit from more resilient capital value retention and stronger rental demand. The established nature of the North-East Line, combined with Buangkok Station's significance as a junction point on the broader network, enhances the development's medium to long-term appeal. Future enhancements to the transport network, should they materialise, would likely further strengthen the neighbourhood's attractiveness.

Investment Considerations and Rental Potential

For investors evaluating Jewel @ Buangkok, the development presents a compelling opportunity within the North-East residential market. The proximity to MRT connectivity, combined with the neighbourhood's established character and the availability of diverse unit types, creates a favourable foundation for rental income generation. The neighbourhood's appeal to both young professionals and families suggests a balanced tenant profile, supporting consistent occupancy rates and rental stability.

The rental yield potential for units across Jewel @ Buangkok is influenced by several factors, including the specific unit configuration, floor level, and orientation. Contemporary residential developments in the Buangkok area with strong MRT connectivity typically achieve rental yields in the range that reflects the balance between acquisition cost and monthly rental income expectations. Investors should conduct detailed due diligence on comparable rental transactions in the immediate vicinity to establish realistic yield projections for their investment thesis.

Financing and Purchase Planning

Prospective buyers of properties at Jewel @ Buangkok should anticipate that financial institutions will apply standard loan valuation ratios (LVR) to properties within this development, typically permitting financing up to 75-80% of the purchase price for owner-occupiers or 70-75% for investors, subject to individual credit assessments. The Total Debt Service Ratio (TDSR) framework, which restricts borrowers' total monthly debt servicing obligations to no more than 60% of gross monthly income, remains applicable to all mortgage applications in Singapore. This means that purchasers must ensure sufficient income visibility to satisfy both principal repayment and ongoing servicing obligations.

At price points across the development, purchasers are advised to conduct comprehensive financial modelling to establish their borrowing capacity and identify the quantum of cash equity required for comfortable debt servicing. Engaging with financial advisors and mortgage brokers experienced in residential property acquisition can assist in optimising the financing structure and ensuring that the purchase remains sustainable across different economic scenarios.

Competitive Landscape and Market Positioning

The North-East residential market includes several developments that compete directly with Jewel @ Buangkok for purchaser and tenant attention. The competitive positioning of the development is strengthened by its direct MRT adjacency, contemporary unit offerings, and location within an established residential precinct. Comparative analysis of recent transactions at nearby developments provides useful context for understanding pricing levels, unit absorption rates, and resale activity in the immediate market.

Prospective buyers should evaluate Jewel @ Buangkok alongside comparable developments in the surrounding area, paying particular attention to factors such as the specificity of transport connectivity, the maturity and quality of surrounding amenities, and the pricing relative to per-square-foot metrics observed in recent comparable transactions. This comparative framework helps ensure that acquisition decisions reflect genuine value and market-competitive positioning.

Future Outlook and District Development

The Buangkok planning area forms part of Singapore's broader North-East Region development strategy, which continues to receive significant government investment in infrastructure, amenities, and community facilities. The established nature of the area, combined with ongoing refinement of the residential and commercial mix, suggests that the neighbourhood will continue to attract new residents and maintain stable property values over time. The district's maturity and integration with the wider transport network position it favourably within Singapore's residential landscape.

For purchasers with a medium to long-term holding horizon, Jewel @ Buangkok's positioning within this established and developing region suggests potential for value retention and moderate capital appreciation, particularly as district-level improvements continue to be implemented. The development's contemporary offerings and connectivity ensure that it remains relevant to successive cohorts of purchasers moving through the residential property lifecycle.

Frequently Asked Questions

What rental yield might an investor expect from units at Jewel @ Buangkok?

Rental yield expectations at Jewel @ Buangkok are influenced by the development's proximity to Buangkok MRT and the neighbourhood's established character, which together support consistent tenant demand. Contemporary residential developments in the North-East district with direct MRT access typically achieve gross rental yields (annual rental income divided by purchase price) in the range of 3–4%, although net yields after accounting for property taxes, maintenance levies, and management costs are typically 1–2.5% lower. The specific yield realised will depend on the unit type selected, floor level, orientation, and current rental rates for comparable units in the immediate vicinity; purchasers should conduct detailed market research on actual rental transactions completed in the area within the preceding 6 months to establish realistic expectations tailored to their chosen unit configuration.

How do Jewel @ Buangkok's prices compare on a price-per-square-foot basis to recent transactions in Buangkok?

Price-per-square-foot metrics for Jewel @ Buangkok should be evaluated against recent arm's-length sales transactions completed in the Buangkok neighbourhood, particularly those at other developments with comparable MRT connectivity and unit finishes. The development's positioning as a contemporary residential offering with direct proximity to a mature MRT station typically commands pricing per square foot that reflects the premium placed on transport accessibility and the established nature of the surrounding area. Prospective buyers are encouraged to obtain comparative data on per-square-foot pricing from recent resale transactions at nearby developments such as those in the Compassvale estate and wider Buangkok precinct to contextualise Jewel @ Buangkok's pricing within the current market spectrum and determine whether the quoted pricing represents fair value relative to competing alternatives with similar connectivity and age profile.

What is the impact of Additional Buyer's Stamp Duty (ABSD) on the purchase cost at Jewel @ Buangkok?

Singapore Citizens purchasing Jewel @ Buangkok as their second (or subsequent) residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price after basic Stamp Duty has been deducted. For a property purchased at S$2.3 million, this 20% ABSD would amount to approximately S$440,000–S$450,000, substantially elevating the total acquisition cost beyond the nominal purchase price. First-time property buyers (purchasing their first residential property) are exempt from ABSD entirely, making Jewel @ Buangkok a more cost-efficient acquisition for this buyer segment. For investors or upgraders acquiring a second property, the 20% ABSD represents a material cost that must be incorporated into the investment thesis and financing calculations, as it effectively increases the equity capital required to complete the purchase and impacts the overall return on investment profile.

What is the lease tenure at Jewel @ Buangkok and how might lease decay affect resale value?

Jewel @ Buangkok is a freehold development, meaning that purchasers acquire properties without the constraint of a decaying lease tenure that characterises 99-year and 999-year leasehold properties. This freehold status provides significant strategic advantages for long-term capital preservation, as there is no finite lease expiry date that would typically trigger a reduction in property value as the lease declines. Freehold properties generally command stronger resale values and higher price resilience compared to leasehold equivalents, particularly as properties approach the tail end of their lease periods. For purchasers intending to hold Jewel @ Buangkok as a long-term residential investment or owner-occupied home, the freehold nature of the property eliminates a material risk factor that affects many other properties in Singapore's residential market.

How does proximity to Buangkok MRT Station influence capital appreciation and rental demand for Jewel @ Buangkok?

Proximity to MRT connectivity is one of the most material drivers of residential property demand and capital appreciation in Singapore, and Jewel @ Buangkok's location just 340 metres from Buangkok MRT Station places it within the optimal walkability zone that enhances appeal to both owneroccupiers and tenants. The North-East Line, on which Buangkok Station operates, provides direct connectivity to major employment and leisure centres across the island, making the development attractive to working professionals and families seeking efficient commuting. Properties within 5 minutes' walk of an MRT station typically experience stronger demand stability, more consistent rental enquiry, and reduced vacancy risk compared to properties further from transit infrastructure; the development's position relative to Buangkok Station therefore supports both medium-term capital value retention and the generation of stable rental income for investors. Future enhancements to the transport network or development of additional amenities around the station would likely further strengthen the neighbourhood's attractiveness and property value appreciation trajectory.

Is Jewel @ Buangkok suitable for first-time buyers, upgraders, and investors?

Jewel @ Buangkok presents distinct value propositions for each buyer segment depending on individual circumstances and investment objectives. First-time buyers benefit from the development's contemporary offerings, freehold status (eliminating lease decay risk), strong MRT connectivity, and positioning within an established neighbourhood with mature amenities; additionally, first-time buyers are exempt from ABSD, reducing their total acquisition cost compared to investors or upgraders. Upgraders moving from smaller properties appreciate the diversity of unit types available, the modern finishes and facilities, and the neighbourhood's balance between urban convenience and residential character. Investors are attracted by the MRT proximity (supporting rental demand), the freehold nature of the property (strengthening long-term capital security), and the established tenant market within the North-East district; the development's contemporary quality also appeals to higher-income tenant segments, supporting rental rate stability. The availability of multiple unit configurations across the development ensures that all three buyer profiles can identify suitable stock that aligns with their respective needs and financial parameters.

What financing headroom and TDSR capacity would a purchaser need at typical Jewel @ Buangkok price points?

Purchasers of properties at Jewel @ Buangkok at the S$2.3 million price point should anticipate that financial institutions will offer loan-to-value (LVR) financing of approximately 75–80% for owner-occupiers, requiring cash equity of S$460,000–S$575,000 at the outset. Beyond the deposit requirement, the Total Debt Service Ratio (TDSR) framework limits the borrower's total monthly debt obligations (including the new mortgage payment) to no more than 60% of gross monthly income, which typically necessitates a gross monthly income of approximately S$18,000–S$25,000 to service a mortgage on a S$2.3 million property comfortably. For investors purchasing as a second property, LVR may be restricted to 70–75%, and TDSR calculations often assume a higher interest rate buffer (typically 3% above the contracted rate), further tightening borrowing capacity. Prospective purchasers should engage with mortgage brokers and financial advisors to model their specific debt servicing capacity, ensuring that the acquisition remains sustainable across different interest rate environments and that sufficient cash reserves remain for maintenance, property taxes, and contingencies.

How does Jewel @ Buangkok compare to competing developments in the North-East residential market?

Jewel @ Buangkok competes within the North-East residential market against other contemporary and established developments in the Buangkok, Ang Mo Kio, and surrounding precincts, each with varying degrees of MRT proximity, amenity maturity, and pricing. The development's primary competitive advantages include direct MRT adjacency (within 4 minutes' walk), freehold status, and positioning within an established residential neighbourhood with proven demand; compared to developments further from MRT stations, Jewel @ Buangkok typically commands a premium reflecting this transport connectivity advantage. When evaluated against other MRT-proximate developments of similar age and quality, Jewel @ Buangkok's pricing on a per-square-foot basis should be broadly competitive, though specific value may vary based on individual unit attributes (floor level, orientation, view) and recent market activity in comparable stock. Purchasers should conduct comparative analysis of resale prices, rental rates, and per-square-foot metrics across 2–3 competing developments within the immediate neighbourhood to contextualise Jewel @ Buangkok's positioning and ensure that their acquisition represents fair value relative to available alternatives.

Which unit stacks or floor levels at Jewel @ Buangkok might represent the best value proposition?

Within Jewel @ Buangkok, value proposition varies across different floor levels and unit stacks based on factors including natural light, ventilation, noise exposure, views, and supply-demand dynamics specific to each floor range. Lower to mid-floor units (typically floors 3–15) often represent superior value when measured on a per-square-foot basis, as they command modest discounts relative to higher floors whilst maintaining excellent light, ventilation, and accessibility; these floors also tend to experience stronger rental demand from tenants seeking to avoid lift-travel time and parking inconvenience. Higher floor units (floors 20+) typically command premium pricing but may experience reduced buyer demand in certain market segments, creating occasional opportunities for value-conscious purchasers willing to accept height in exchange for a modest discount. Units with northern or eastern orientation generally command slight premiums due to sustained natural light and reduced afternoon heat exposure. Purchasers seeking optimal value are encouraged to examine per-square-foot pricing across multiple floor levels and orientations to identify where pricing has compressed relative to comparable stock, allowing strategic acquisition decisions that balance price efficiency with lifestyle and investment preferences.

What future supply pipeline and district developments might affect Jewel @ Buangkok's market position?

The North-East district, including Buangkok, remains subject to ongoing government planning and development initiatives that may influence the neighbourhood's character, amenity profile, and property supply dynamics over the medium to long term. Future residential developments within the Buangkok planning area or immediately adjacent precincts may introduce additional supply that could affect price growth trajectories and rental demand for properties like Jewel @ Buangkok, though the development's MRT proximity and freehold status provide inherent resilience against supply-related value erosion. District-level improvements such as enhancements to community facilities, retail amenities, or transport infrastructure would likely reinforce the neighbourhood's appeal and support value retention for existing properties. Prospective purchasers should monitor Urban Redevelopment Authority (URA) planning documents, future MRT line expansions, and announced development projects in the Buangkok and wider North-East region to understand the trajectory of neighbourhood evolution and contextualise their long-term investment outlook. The established maturity of Buangkok and its integration into the wider MRT network suggest that the neighbourhood will continue to attract residents and maintain stable property values, though specific price appreciation rates will depend on broader market conditions, interest rate cycles, and district-level developments that emerge over the holding period.

Condominium At 91 Compassvale Bow — From S$1.9M