SengKang Grand Residences Review


Sengkang Grand Residences is truly the most anticipated development in 2019 as we are in November now and I’ve seen no development with such upside potential at this price range like this one. The name Sengkang Grand Residences is a bit of a misnomer, in fact, the location is actually at‌ Buangkok, which is exactly in the middle between Hougang, Serangoon on one side, and Sengkang and Punggol at the other. With 680 units spread over 9 blocks and built by 2 heavyweights (CDL‌ and Capitaland)‌ in Singapore’s Real Estate industry, SengKang Grand Residences will be the 9th Integrated Development in Singapore

The Premium on Integrated Development

What’s an integrated development?‌ Put simply, integrated development is a development whereby the developers attempt to design a place or provide facilities where you can eat, live and play all in one location. Gone are the days where you will need to travel somewhere else, however short, to eat, to shop or just to have a pleasant day out. With SengKang Grand Residences, there’s a possibility you might never need to travel out of Buangkok for your daily life necessities and essentials.

Growth Factors

3 Growth Factors of this development explains why I feel there’s such a large potential for capital appreciation for this development


In Real Estate 101, how close you are to the transport hubs determines how much your condominium will cost now and will cost in the future. Building a condo before the transport hub will usually give a higher upswing potential in the future, but building a condo after the transport hub has been built and established gives the assurance to you and your future buyers that the condo is built in the right location. Sengkang Residence will be built on top of Buangkok MRT‌ Station and Buangkok Bus Interchange.

Recent Developments

Capitaland will be in charge of developing the malls built below SengKang Grand Residences. If you are not sure what malls are under Capitaland Malls, here is a full list sorted alphabetically

  • Bedok Mall
  • Bugis Junction
  • Bugis +
  • Bukit Panjang Plaza
  • Clark Quay
  • Funan
  • IMM
  • Ion Orchard
  • J Cube
  • Jewel Changi Airport
  • Junction 8
  • Lot One Shopper’s Mall
  • Plaza Singapura
  • Raffles City Shopping Mall
  • Singpost Shopping Mall
  • Tampines Mall
  • The Star Vista
  • West Gate

High Population Growth

There are many condos with the above 2 points present but not many come with the last one. As stated in URA‌ Master Plan 2019 (Status is still draft as of 1 November 2019), there are big transformations planned for Punggol. JTC (Another heavyweight in the real estate industry, is tying up with Singapore Institute of Technology to create Singapore’s first digital smart town

JTC is at the forefront of this masterplan to create at least 28000 tech-related jobs for Singapore

Singapore Institute of Technology is planned to be completed in 2023 and is built to accommodate 12000 students.

All of this transformation is taking place in Punggol, which is a mere 2 stops away from Buangkok MRT Station

Plans on TOP

There are many options I would advise my clients base on their age, financial standings and aspirations

If you are 35 years old or below and plan to use this as a property investment, buy a single bedroom or two bedrooms (if you have the finances to do so)‌, and let time do the capital appreciation such that by TOP in 2023,

  • You can look into selling this unit to increase your cash in hand to find another larger unit for you to settle down.
  • You can rent to future tenants who are planning to study in SIT or looking to work in these tech jobs

If you are married with kids and plan to stay in this unit for up to 10 – 20 years or even forever, you will have everything you could ever need in such a condominium

But every situation is different. Do feel free to discuss with me for a more appropriate option for you

Comparison of similar Condominium Developments

A brief selection of condominiums which I personally believe is comparable to this upcoming Sengkang Grand Residences. If possible, I will choose the smallest unit (best if it’s the same unit that’s being bought at launch and then sold on TOP) from a lower to a midfloor unit for a worst-case scenario on what to expect in terms of capital appreciation. For privacy concerns, I’ve blocked out the unit level. If you want to know about different units and or add in other parameters, feel free to meet and discuss with me for a quick review on what you require for you to make a better discussion or purchase decision

High Park Residences

Why this development: The closest LRT is at Thanggam LRT which is 4 stops away from Sengkang MRT Station

Developers: Jointly developed by CEL Development, Heeton Holdings Limited, KSH Holdings Limited
Tenure: 99 Years
Location: 23 Fernvale Rd, Singapore 797638
Price PSF at Launch (Same Unit): SGD 963 when bought on 19 July 2015 (#02-XX)
Price PSF at TOP (Same Unit): SGD 1263 when sold on 14 August 2019 (#02-XX)
Percentage Increase: 31.15% Increase

Bedok Residences

Why this development: Bedok Residences is also developed by Capitaland and is one of the current 8 integrated development. However, the location is in a mature estate and no new developments planned for Bedok for Master Plan 2019

Developers: Jointly developed by Brilliance Residential and Capitaland
Tenure: 99 Years
Location: 20 Bedok N Dr, Singapore 465496
Price PSF at Launch (Same Unit): SGD 1356 when bought on 20 December 2011 (#09-XX)
Price PSF at TOP (Same Unit): SGD 1548 when sold on 3 January 2018 (#09-XX)
Percentage Increase: 14.16% Increase

Watertown Condo

Why this development: Watertown Condo is situated right at Punggol which will probably also increase in PSF when the digital transformation takes place by 2023. Another option for people who considering to buy a condo unit at Punggol. Sengkang Grand Residences is for people who would like to live closer to the city centre.

Developers: Jointly developed by Emerald Star Pte Ltd / FC Retail Trustee Pte Ltd and Frasers Centrepoint
Tenure: 99 Years
Location: 71 Punggol Central, Singapore 828755
Price PSF at Launch (Same Unit): SGD 1244 when bought on 23 February 2012 (#11-XX)
Price PSF at TOP (Same Unit): SGD 1422 when sold on 2 February 2018 (#11-XX)
Percentage Increase: 14.30% Increase


I’m truly excited about this project. So much so that I will be keeping tabs on this till it TOPs in 2023 to find out if it turns out to be a really good investment. I study and research extensively on every unit and every development that my clients, which hopefully includes you, intends to buy or rent and then advise accordingly if this is a good decision to buy or not. PM me at the WhatsApp contact button below or contact me at the form below if you would like a more in-depth study of this condominium or want to share with me your concerns regarding this condominium development. Even if you are not interested in this condominium, let me know what development are you interested in and I will do up the necessary research and pass them all to you so that you can make a well-informed choice for your next real estate investment decision.


The information provided on this Datacrunch Real Estate website has been compiled for your convenience. All information (including but not limited to the property area, floor size, price, address and general property description) on the Datacrunch Real Estate website is provided as a convenience to you.

This disclaimer informs readers that the views, thoughts, and opinions expressed in the text belong solely to the author, and not necessarily to the author’s employer, organization, committee or other group or individual.

Datacrunch Real Estate does not accept liability for any investment decision made on the basis of this information. This website does not constitute financial advice and should not be taken as such.

Leave a Comment

Your email address will not be published. Required fields are marked *

Whatsapp Me