Type

Units

Min Area

Price Range

1 BR

452 sqft

S$2,999/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2,999.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$600 on this acquisition.
Located 2 min (190 m) from NE16 Sengkang MRT Station.

Price Trends & Rental Yield

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The Luxurie: A Modern Residential Development in Sengkang

The Luxurie stands as a contemporary residential offering in the vibrant Sengkang neighbourhood, situated at 11 Compassvale Road in one of Singapore's most sought-after mature estates. The development arrives at a time when Sengkang continues to attract both owner-occupiers and investors seeking convenient access to the North-East Line, quality amenities and a well-established community fabric. Located a mere 190 metres from Sengkang MRT Station (NE16), the project positions residents within walking distance of seamless connectivity to the city centre, employment hubs and leisure destinations across the island.

This condominium development caters to a diverse spectrum of property purchasers. First-time homebuyers entering the residential market will find the compact unit sizes and accessible entry price points particularly appealing, providing a practical stepping stone into property ownership without overcommitting to larger floor plates. Young professionals and upgraders benefit from the strategic location near the MRT station and the proximity to Sengkang's mature ecosystem of dining, retail and recreational options. Investors focused on capital appreciation and rental yields recognise the Sengkang precinct as a reliable growth corridor with sustained tenant demand driven by proximity to business districts and educational institutions.

Location and Connectivity

Sengkang MRT Station (NE16) serves as a major transport interchange, connecting residents directly to the North-East Line which extends to Punggol, Hougang and central Singapore locations including Orchard and Marina Bay. The 190-metre walk from The Luxurie to the station translates to approximately two minutes on foot, eliminating the need for connecting transport and making daily commutes considerably more streamlined. This proximity to a major interchange significantly enhances the appeal of the development for working professionals and students who depend on public transport reliability and frequency.

Beyond the MRT advantage, Sengkang has matured into a comprehensive neighbourhood with substantial retail and dining options concentrated within the Sengkang Town Centre. The area hosts several major shopping malls, hawker centres, supermarkets and restaurants within a five to ten-minute radius. Schooling options abound, including primary and secondary institutions that serve both resident families and the wider region. Healthcare facilities, including polyclinics and private medical centres, are well distributed throughout the estate, addressing the needs of all demographic groups living in The Luxurie.

Unit Specifications and Living Spaces

Units at The Luxurie showcase efficient floor plans that maximise liveable space within compact footprints, with sizes commencing from 452 square feet. This design philosophy reflects contemporary preferences for quality over quantity, ensuring that every square foot serves a functional purpose. The layouts accommodate modern living arrangements, whether for single professionals, couples or small families, with thoughtfully proportioned bedrooms, bathrooms and living areas that permit comfortable daily living without excessive unutilised space.

The compact nature of these units carries particular appeal for investors focused on optimising rental yields, as the lower acquisition cost per unit translates to enhanced cash-on-cash returns relative to larger-footprint developments. Simultaneously, the smaller floor area appeals to downsizers and those seeking low-maintenance residences with reduced utility costs and minimal upkeep obligations.

Investment and Rental Potential

The Sengkang precinct maintains consistent rental demand across all property types and sizes, driven by the area's maturity, transport connectivity and concentration of young professionals. Units at The Luxurie positioned as rental investments benefit from this established tenant pool, with compact layouts particularly suited to working professionals seeking convenient accommodation near the MRT station. Rental yields in this segment typically reflect the area's stability and accessibility, with investors able to achieve competitive returns when considering the modest acquisition price points and strong tenant absorption rates characteristic of the North-East corridor.

Prospective investor-owners should note that the Additional Buyer's Stamp Duty (ABSD) applies to second residential property purchases by Singapore Citizens at a rate of 20%, which materially impacts the total cost of acquisition. This duty must be factored into investment return calculations and financing considerations. The long-term rental performance of units at The Luxurie will be shaped by sustained demand for well-located, efficiently-sized residences within easy reach of the MRT network.

Market Positioning and Comparable Values

The Sengkang market has experienced consistent price growth reflecting the area's transformation into a premier residential precinct over the past decade. Properties with excellent MRT accessibility, like those at The Luxurie, command competitive pricing reflective of their connectivity advantages and the maturity of surrounding infrastructure. Recent transactions across comparable developments in the Sengkang corridor indicate that per-square-foot valuations remain attractive relative to city-fringe estates, whilst offering superior convenience and established amenities that justify the price premiums relative to outlying new launches.

The development's positioning within the established Sengkang landscape, rather than as a standalone new estate, provides immediate access to proven rental markets and buyer pools. This contrasts with newer developments in emerging precincts where rental absorption may take considerably longer and capital appreciation remains less predictable during the early years post-launch.

Lease Tenure and Long-Term Value Considerations

Understanding lease tenure remains essential for all purchasers, particularly those viewing the property through a multi-decade ownership lens. Leasehold properties with substantial remaining lease periods preserve their rental appeal and capital value more effectively than those approaching the end of their lease cycle. Buyers at The Luxurie should verify the lease tenure applicable to units within the development, as this directly influences both the property's utility over time and its resale prospects in the secondary market. Properties with longer lease durations, particularly those in the 99-year and 999-year categories, demonstrate superior longevity and represent sounder long-term holdings than properties with shorter remaining tenures.

The relationship between lease decay and property values cannot be understated; properties with deteriorating lease terms face accelerated value compression in their final decades, reducing both rental appeal and purchase demand. Buyers should engage their legal advisors to thoroughly examine lease documentation before committing to purchase.

Financing and Affordability

The accessible price points characteristic of compact units at The Luxurie permit a broader demographic to enter property ownership or expand their investment portfolios. First-time buyers benefit from the Buyer's Stamp Duty concessions available for owner-occupied residences, which reduce acquisition costs relative to investor purchases. Banks typically offer loan-to-value ratios up to 80% for owner-occupied residences, translating to manageable quantum for borrowing against the modest floor areas and corresponding prices at this development.

Prospective owner-occupiers should conduct Total Debt Service Ratio (TDSR) calculations in consultation with their banks to confirm comfortable financing headroom at prevailing interest rates. TDSR regulations cap total debt repayment obligations at 60% of gross monthly income, which may constrain borrowing capacity for some purchasers despite the attractive property prices. Early engagement with a mortgage specialist ensures clarity around affordable purchase quantum and remaining cash resources for furnishings, renovations and contingencies.

Buyer Personas and Suitability

First-time homebuyers viewing The Luxurie as a primary residence benefit from the combination of affordability, MRT accessibility and mature neighbourhood amenities. The compact layouts suit young couples or single professionals commencing their ownership journey without the financial commitment demanded by larger, multi-bedroom units in comparable locations. Young families with school-age children may find the footprint somewhat constrained, though many modern parents increasingly favour smaller footprints with superior location over sprawling layouts in peripheral areas.

Upgraders transitioning from HDB flats or older private properties recognise the appeal of modern construction quality, contemporary building systems and the prestige of private residential ownership. High-net-worth individuals and sophisticated investors view The Luxurie through a portfolio diversification lens, adding compact rental units to mixed holdings for enhanced cash flow and reduced dependency on any single asset class. Empty-nesters and downsizers appreciate the low-maintenance nature of smaller residences and the financial liberation that accrues from releasing capital locked in larger properties.

Future Supply and Market Dynamics

The Sengkang district's future supply pipeline merits consideration when evaluating capital appreciation potential at The Luxurie. New residential launches in adjacent precincts, including Punggol and Hougang, may introduce competing options that fragment buyer demand. However, the establishment of Sengkang as a mature, proven residential address with decades of strong performance suggests that quality developments with superior locations will continue to absorb demand regardless of peripheral new supply. The North-East Line's capacity and frequency improvements over the planning horizon reinforce the area's long-term appeal and suggest sustained rental and capital value support.

Frequently Asked Questions

What estimated rental yield can an investor expect from purchasing a unit at The Luxurie as an investment property?

Rental yields at The Luxurie are influenced by the development's strategic positioning within the established Sengkang market and proximity to the North-East Line. Compact units in this segment typically achieve gross rental yields in the 3.5% to 4.5% range, though actual returns depend on the specific unit size, lease tenure, and prevailing market rental rates for comparable properties in the Sengkang corridor. Investors should factor in the 20% Additional Buyer's Stamp Duty applicable to second residential property purchases by Singapore Citizens, which materially impacts the effective yield calculation and cash-on-cash returns in the early holding period. Consultation with a property agent familiar with the Sengkang rental market will provide more granular yield projections specific to individual unit configurations.

How does The Luxurie's per-square-foot pricing compare to recent transactions in the Sengkang area?

Recent transaction data across comparable developments in the Sengkang precinct indicates that well-located properties with MRT accessibility command per-square-foot valuations reflective of the area's maturity and proven performance. The Luxurie's positioning at Compassvale Road places it within an established neighbourhood with established amenities, supporting valuations that reflect both the convenience of immediate MRT access and the stability of the mature Sengkang market. Prices per square foot at The Luxurie are generally competitive relative to other private residences in the same MRT catchment, though prospective buyers should request detailed comparable data from their legal advisors to confirm alignment with recent market transactions. The specific price point for individual units will vary based on floor level, unit orientation, and remaining lease tenure, factors that influence buyer demand and ultimate pricing.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at The Luxurie?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at a rate of 20%, calculated on the purchase price. For an investor buying a unit at The Luxurie as a second property, this duty represents a significant cost component that materially affects the overall acquisition expense and cash-on-cash return calculations. For example, a purchase price of S$500,000 would attract ABSD of S$100,000, meaning total stamp duty obligations approach S$110,000 when combined with the base Buyer's Stamp Duty. This substantial upfront cost should be carefully incorporated into investment feasibility analyses and financing plans, as it reduces capital available for loan advances and affects the quantum of cash-on-cash returns during the initial years of the investment. First-time owner-occupiers purchasing The Luxurie as their primary residence are exempt from ABSD, making the tax treatment substantially more favourable for owner-occupation than for investment purchases.

How does lease tenure at The Luxurie affect resale value and rental appeal over a 20-30 year ownership horizon?

Lease tenure is a critical determinant of long-term value preservation, particularly for investors anticipating extended holding periods. Units at The Luxurie with longer remaining lease terms, especially those in the 99-year or 999-year categories, maintain their rental appeal and resale value substantially more robustly than properties approaching lease expiry. A property with a 99-year lease commencing from recent purchase will have approximately 70-80 years remaining after 20 years of ownership, generally maintaining sufficient tenure to attract both owner-occupier and investor demand throughout the holding period. However, properties with shorter residual leases face accelerating value compression in their final decades, as banks become reluctant to lend against short-tenure assets and investor interest declines sharply. Prospective buyers should carefully review the original lease commencement date and calculate the remaining tenure after anticipated ownership, engaging legal advisors to clarify any covenant restrictions that may affect future modifications or sale prospects.

How does proximity to Sengkang MRT Station (NE16) influence demand and long-term capital appreciation for The Luxurie?

The 190-metre proximity to Sengkang MRT Station (NE16) represents one of The Luxurie's primary value drivers, as MRT accessibility is among the most significant factors influencing residential demand and capital appreciation across Singapore's private property market. Properties within walking distance of major MRT interchanges command sustained demand from working professionals, students and investors seeking to minimise commute times and transport expenses. The North-East Line's direct connections to employment hubs, educational institutions and leisure destinations across Singapore reinforce the appeal of Sengkang as a long-term residential choice, supporting both rental absorption and capital value growth over extended ownership horizons. Developments in comparable MRT-proximate locations throughout Singapore have consistently demonstrated superior capital appreciation relative to properties requiring connecting transport or car dependency, suggesting that The Luxurie's positioning will continue to benefit from strong underlying demand dynamics. Future enhancements to the North-East Line's capacity and frequency will further solidify the area's appeal and support sustained demand from multiple buyer and tenant cohorts.

Is The Luxurie suitable for first-time homebuyers, or are there better options for this demographic?

The Luxurie presents compelling advantages for first-time homebuyers seeking to enter the private residential market without overcommitting to excessive floor areas or prices that strain financing capacity. The compact unit sizes and accessible entry price points align well with the financial profiles of young professionals and couples commencing ownership, as they typically permit 80% loan-to-value financing within comfortable Total Debt Service Ratio parameters at prevailing mortgage rates. First-time buyer concessions on Buyer's Stamp Duty further enhance affordability, effectively reducing acquisition costs relative to investor purchases by 20 percentage points (avoiding the ABSD applicable to second properties). The mature Sengkang neighbourhood offers established schools, amenities and infrastructure that support long-term owner-occupancy without the speculative risks associated with emerging precincts. The primary consideration for first-time buyers is the compact floor area, which suits single professionals and childless couples more readily than families with young children; prospective buyers with plans to expand their households should carefully assess whether the available space accommodates anticipated family structures.

What financing headroom remains for a buyer purchasing at typical price points, and what TDSR implications should be considered?

Financing capacity at The Luxurie depends on the specific unit price, buyer's gross monthly income, and existing debt obligations. For a representative purchase price of S$500,000, banks typically offer loan-to-value ratios up to 80% for owner-occupied residences, translating to a loan quantum of S$400,000 and required cash down payment of S$100,000 plus stamp duty. A mortgage of S$400,000 at prevailing interest rates of approximately 4.0% over a 30-year tenure results in monthly repayment obligations of roughly S$1,910. The Total Debt Service Ratio regulation caps total debt obligations at 60% of gross monthly income, meaning that a buyer with S$5,000 monthly income can comfortably accommodate this mortgage alongside other obligations. However, buyers approaching the TDSR ceiling should carefully stress-test their financing at higher interest rates and shorter amortisation periods, as increases to the prevailing mortgage rate or unexpected life changes could constrain affordability. Engaging a mortgage specialist early in the property search ensures clarity around maximum affordable purchase quantum and remaining cash reserves for renovations and contingencies, reducing the risk of overcommitting to a purchase that later constrains financial flexibility.

How does The Luxurie compare to other recent developments in the Sengkang-Punggol corridor?

The Luxurie's competitive positioning within the broader Sengkang-Punggol corridor reflects its established location at Compassvale Road with direct MRT accessibility, contrasted against newer launches in Punggol which may offer larger footprints or premium amenities but require tenants to rely on connecting transport or longer MRT walking distances. Developments in the Sengkang precinct generally command premium per-square-foot valuations relative to emerging Punggol projects, reflecting the maturity of existing infrastructure, proven rental demand and decades of track record demonstrating capital value appreciation. The Luxurie's compact unit focus differentiates it from larger, family-oriented developments in the corridor, positioning it squarely in the investor and first-time buyer segment where competition primarily comes from resale HDB upgrades rather than comparable private developments. Prospective buyers should compare The Luxurie against both newly launched private condominiums in Sengkang and matured resale inventory across the North-East Line corridor, as this market context will reveal whether available price points represent genuine value relative to comparable alternatives. The specific competitive comparison will depend on the timeline of purchase and market conditions at the point of acquisition.

Which unit stack or floor level at The Luxurie typically offers the best value proposition for buyers?

Unit stacks and floor levels at The Luxurie influence both price and perceived value across different buyer segments. Mid-level units (typically floors 5-20) often represent optimal value propositions, as they avoid the price premiums associated with high-floor units whilst maintaining elevation above street-level noise and activity. Low-floor units (floors 1-4) typically attract pricing discounts reflecting reduced prestige and potential for street-facing noise, but may appeal to elderly occupants or those with mobility constraints who wish to minimise stair usage and reliance on lifts. High-floor units command significant price premiums reflecting enhanced views, reduced noise exposure and perceived prestige, though whether these premiums translate to proportional value improvements depends on the specific outlook and view quality. Corner units and those with superior orientation may command slight premiums relative to standard units on the same floor. Investors focused on optimising rental yields should prioritise mid-level units with standard orientation and modest floor premiums, as the price-to-rental-income ratio often becomes most attractive at these positions rather than at prestige high-floor locations. Owner-occupiers may prioritise personal preferences around views and amenity access, potentially justifying higher price points if they align with intended long-term residence plans.

What is the future supply pipeline for residential development in the Sengkang district, and how might this affect capital appreciation at The Luxurie?

The Sengkang district, as an established mature estate with limited remaining white land, has substantially completed its residential development pipeline, meaning future supply growth will be constrained relative to emerging precincts like Punggol or northern growth areas. This structural supply limitation supports long-term capital value appreciation at The Luxurie by reducing the probability of oversupply that could depress pricing in peripheral markets. Adjacent Punggol continues to receive new residential launches, which may fragment some buyer demand that might otherwise flow to Sengkang, though the established maturity and proven rental performance of Sengkang suggests it will retain a competitive advantage for quality-focused buyers and investors. Government policies favouring densification around MRT nodes suggest continued demand for compact, efficiently-designed units like those at The Luxurie, as these align with sustainability objectives and housing accessibility priorities. Long-term North-East Line capacity enhancements and potential extensions should further reinforce Sengkang's appeal within the broader Singapore residential market. Prospective purchasers viewing The Luxurie as a long-term investment or residence can take comfort in the combination of constrained future supply, proven market maturity and strong underlying transport infrastructure, factors that collectively support sustained demand and capital value preservation over extended ownership horizons.

[For Rent] The Luxurie At 11 Compassvale Road — From S$2,999