Esparina Residences
COMPASSVALE BOW · D19
Median PSF · 12m
S$1,728
Median price · 12m
S$1.82M
Latest sale
S$1.43M
Aug 2026
1-year change
+2.3%
Sales · 12m
30
178 all time
Gross yield
3.27%
54 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +55.1%
- Annualised
- +9.2%
- Transactions
- 178
- 1 year
- +2.3%
- 3 years p.a.
- +6.1%
- 5 years p.a.
- —
- Median size
- 1,001 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Esparina Residences | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,728 | S$1,670 | +3.4% |
| Median price | S$1.82M | S$1.78M | +2.2% |
| Gross rental yield | 3.27% | 3.01% | +0.3 pts |
| 1-year price change | +2.3% | -4.0% | +6.4 pts |
This development trades about 3% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,250
Contracts · 12m
54
Implied annual rent
S$51K
Gross yield
3.27%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 31 | S$4,550 |
| 2 bedroom | 23 | S$3,700 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
64/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%96
Distance to the nearest rail station, plus schools within 1 km. Nearest is Buangkok MRT at 180 m.
- Price momentumweight 18%78
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%55
Gross yield against every other development in its segment.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%25
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Buangkok MRT180 m
- Ranggung LRT510 m
- Renjong LRT680 m
- Kangkar LRT1.0 km
Schools within 2 km
- North Vista Primary Schoolprimary310 m
- Palm View Primary Schoolprimary350 m
- Punggol Primary Schoolprimary420 m
- North Vista Secondary Schoolsecondary (s1-s5)630 m
- Seng Kang Secondary Schoolsecondary (s1-s5)780 m
- Nan Chiau High Schoolsecondary (s1-s5)900 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units2.0 km
- Luxus HillsSingapore United Estates Pte Ltd159 units2.0 km
- Luxus HillsSingapore United Estates Pte Ltd156 units2.0 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Executive Condominium | S$1,432,000 | 829 sqft | S$1,728 | 16-20 | 82 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,980,000 | 1,066 sqft | S$1,858 | 11-15 | 82 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,950,000 | 1,066 sqft | S$1,830 | 11-15 | 82 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,930,000 | 1,066 sqft | S$1,811 | 06-10 | 82 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,850,000 | 1,001 sqft | S$1,848 | 11-15 | 82 yr 6 mo |
| Jul 2026 | Executive Condominium | S$1,388,000 | 829 sqft | S$1,675 | 01-05 | 82 yr 6 mo |
| May 2026 | Executive Condominium | S$2,650,000 | 1,464 sqft | S$1,810 | 06-10 | 82 yr 8 mo |
| May 2026 | Executive Condominium | S$1,280,000 | 829 sqft | S$1,544 | 01-05 | 82 yr 8 mo |
| Mar 2026 | Executive Condominium | S$2,150,000 | 1,399 sqft | S$1,536 | 16-20 | 82 yr 10 mo |
| Mar 2026 | Executive Condominium | S$2,000,888 | 1,163 sqft | S$1,721 | 11-15 | 82 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,920,000 | 1,066 sqft | S$1,802 | 11-15 | 82 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,880,000 | 1,066 sqft | S$1,764 | 06-10 | 82 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,780,000 | 1,001 sqft | S$1,778 | 11-15 | 82 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,388,000 | 829 sqft | S$1,675 | 01-05 | 82 yr 10 mo |
| Feb 2026 | Executive Condominium | S$2,255,000 | 1,776 sqft | S$1,270 | 16-20 | 82 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,938,000 | 1,356 sqft | S$1,429 | 01-05 | 82 yr 11 mo |
| Feb 2026 | Executive Condominium | S$1,915,000 | 1,066 sqft | S$1,797 | 01-05 | 82 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,888,000 | 1,066 sqft | S$1,772 | 06-10 | 83 yrs |
| Jan 2026 | Executive Condominium | S$1,780,000 | 1,001 sqft | S$1,778 | 06-10 | 83 yrs |
| Jan 2026 | Executive Condominium | S$1,410,000 | 829 sqft | S$1,701 | 06-10 | 83 yrs |
| Jan 2026 | Executive Condominium | S$1,410,000 | 829 sqft | S$1,701 | 16-20 | 83 yrs |
| Dec 2025 | Executive Condominium | S$1,980,000 | 1,163 sqft | S$1,703 | 06-10 | 83 yr 1 mo |
| Dec 2025 | Executive Condominium | S$1,355,000 | 829 sqft | S$1,635 | 06-10 | 83 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,790,000 | 1,001 sqft | S$1,788 | 11-15 | 83 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,410,000 | 829 sqft | S$1,701 | 06-10 | 83 yr 2 mo |
| Nov 2025 | Executive Condominium | S$1,180,000 | 829 sqft | S$1,424 | 01-05 | 83 yr 2 mo |
| Oct 2025 | Executive Condominium | S$1,910,888 | 1,066 sqft | S$1,793 | 11-15 | 83 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,790,000 | 1,001 sqft | S$1,788 | 16-20 | 83 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,710,000 | 1,001 sqft | S$1,708 | 01-05 | 83 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,310,000 | 829 sqft | S$1,581 | 06-10 | 83 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,730,000 | 1,001 sqft | S$1,728 | 01-05 | 83 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,415,000 | 829 sqft | S$1,707 | 11-15 | 83 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,400,000 | 829 sqft | S$1,689 | 06-10 | 83 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,330,000 | 829 sqft | S$1,605 | 06-10 | 83 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,325,000 | 829 sqft | S$1,599 | 06-10 | 83 yr 4 mo |
| Aug 2025 | Executive Condominium | S$1,880,000 | 1,066 sqft | S$1,764 | 11-15 | 83 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,860,000 | 1,066 sqft | S$1,745 | 06-10 | 83 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,415,000 | 829 sqft | S$1,707 | 16-20 | 83 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,808,000 | 1,001 sqft | S$1,806 | 11-15 | 83 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,750,000 | 1,001 sqft | S$1,748 | 16-20 | 83 yr 6 mo |
Showing the 40 most recent of 178 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Sengkang Grand Residences
S$2,066
+2.5%39 sales3.1% yield
Jewel @ Buangkok
S$1,844
+8.0%37 sales3.2% yield
The Quartz
S$1,560
+4.2%16 sales3.6% yield
Riversound Residence
S$1,455
+3.1%14 sales3.4% yield
Austville Residences
S$1,371
+2.5%34 sales3.4% yield
Park Green
S$1,157
+4.3%11 sales3.4% yield
The Rivervale
S$1,125
-1.4%14 sales5.8% yield
Riversails
S$1,489
+1.9%34 sales3.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.