What's In The Pipeline for Sengkang Residents In The Next Few Years?

PropertyGuru Editorial Team
What's In The Pipeline for Sengkang Residents In The Next Few Years?
By now, you would have probably already heard that the Workers’ Party (WP) won the Sengkang group representation constituency (GRC) in the most recent Singapore General Elections. The WP’s promise to increase the number of coffee shops and neighbourhood provision shops was one of the many reasons why residents voted for the party, as they felt connected to the issues that were brought up.
As Sengkang is also quite a young estate (its first HDB flats were only completed in the late 1990s), the WP’s proposals and younger candidates were also cited as reasons why the party won residents over.
The Sengkang GRC is actually a newly carved constituency, which is made up of the previous Punggol East SMC, and parts of Sengkang West SMC and Pasir Ris-Punggol GRC. Being the second GRC to have ever been won by an opposition party – the first being Aljunied GRC in the 2011 elections – Sengkang has almost become ‘cool’ overnight, especially among the younger voters.
So what’s it like living in Sengkang? Will anything change now that it’s an opposition ward?

Sengkang today: plenty of schools for young families, but not enough food and provision shops nearby

In general, Sengkang is a young estate with many schools and a good variety of retail malls and amenities like sports complexes and national parks. It’s also reasonably well-connected via MRT and LRT networks. However, many residents hope for more coffee shops and provision shops to be built closer to the residential blocks.

Majority of Sengkang residents are below age 45

It seems that Sengkang is mostly populated by young couples and families. Data from the Department of Statistics also show that Sengkang is one of the most populated areas, but also one of the youngest, with over 65% of residents aged 45 years and below, and only less than 10% aged 65 and above. This explains why there are lots of schools and residential blocks in Sengkang.

There are many schools in Sengkang to cater to young demographic

To serve the young community, schools are aplenty in Sengkang. Sengkang Primary School, North Spring Primary School, Fernvale Primary School, Rivervale Primary School, Compassvale Primary School, Sengkang Secondary School and Pei Hua Secondary School are some of the many schools located in the area. In addition, there will be 300 more preschools in Sengkang by the end of 2020.

Sengkang also has quite a few amenities for sports and nature enthusiasts

Located in the suburban area in the North-East of Singapore, Sengkang has no shortages of parks, recreational areas, nature spots, jogging and cycling trails either; the Sengkang Riverside Park and Sengkang Floating Wetland and Sungei Punggol, a lush natural river that’s home to a wetland and mangrove habitat leading to the popular Waterway @ Punggol, are some of the popular parks in Sengkang.
For sports enthusiasts, there’s also the Sengkang Swimming Complex and Sengkang Sports and Recreational Centre.

There’s also Sengkang MRT, Sengkang Bus Interchange and more

In terms of connectivity, there are currently two MRT stations in Sengkang: Buangkok MRT and Sengkang MRT, which are on the North-east line (NEL) and can take residents directly to Dhoby Ghaut MRT station in about 20 minutes.
The Sengkang MRT station is also located in the Sengkang Town Centre, and also serves as an interchange station for the Sengkang LRT line, a neighbourhood line that connects residents to other parts of Sengkang.
In the Sengkang Town Centre, there’s also the Sengkang Bus Interchange and Compassvale Bus interchange stations, which take commuters in and out of the area. In the vicinity are a few housing developments, including Parc Botannia and Rivercove Residences EC, a high-end condo that was hotly in demand during its launch in 2018.

Not forgetting the 4 shopping malls in Sengkang

As mentioned, Sengkang has four malls: Seletar Mall, Rivervale Mall, Greenvich V and Compass One Shopping Mall, which apart from having a cinema and shopping and dining options, also houses Compass Heights above.
Apart from the food options within those malls, there’s also the Kopitiam Square and the Jalan Kayu food belt, famously known for its pratas. Other amenities in the area include Sengkang Hospital, which is close to the recently-launched OLA executive condo.

Residents want more coffee and provision shops, say shopping malls are too far away

So far, Sengkang sounds pretty good, right? That’s probably true, but nowhere is perfect.
As proven by the most recent election outcome, some improvements can be made, especially in terms of nearby essential stores. The WP’s pledge to build more hawker centres and stores closer to residential blocks resonated with many residents as they felt Sengkang was lacking when compared to neighbouring towns such as Hougang and Kovan. While Sengkang currently has a few shopping centres such as Compass One, Rivervale Mall and Seletar Mall, residents complained that they would still need to take the LRT and MRT to get there.

What was in the pipeline for Sengkang in the 2019 URA Master Plan?

The 2019 URA Master Plan states that “Sengkang will see even more amenities and lifestyle destinations in the next few years” and “access to recreational and green spaces will be improved, and there are more options to work close to home at Sengkang West”.
The major developments in Sengkang are:

Sengkang Grand Residences Integrated Development

First announced in Jul 2019 as the Buangkok Integrated Development, Sengkang Grand Residences is the first integrated residential and commercial development in the North-East region. Located in Sengkang Central, the lifestyle hub sits right next to the Buangkok MRT station and consists of 680 residential units. Complementing the residential component, the integrated development also features a retail mall, hawker centre, community club, childcare centre, community plaza and a bus interchange. The three-storey mall, known as Sengkang Grand Mall, has a gross floor area of 160,000 sq ft.

The Oval @ Seletar Aerospace Park

The 320-hectare Seletar Aerospace Park is home to 60 multinational corporations (MNCs) and local businesses. The 13 bungalows that have undergone refurbishments in 2019 at The Oval @ Seletar Aerospace Park increases the number of amenities, restaurants and cafes in the vicinity.

New park at Hamstead Gardens

The wetland located near to the Seletar Airport will be enhanced into a park for recreation, as part of the government’s ‘City in a Garden’ vision.

Round Island Route

Sengkang will be part of the Round Island Route (RIR) park connector that will connect the area with the rest of the island, offering residents greater access to recreation and green spaces.

New residential and industrial developments

According to the 2019 URA Master Plan, there are already several plots of land dedicated to residential and commercial uses. For instance, the URA SPACE map of Sengkang West shows that there are a few residential developments in this area, some of which indicates a high building due to the plot number. It’s also interesting to note that there will be an industrial development located along Sengkang West, which could imply more job opportunities that are closer to home, and could affect property prices.
senkang under the 2019 ura master plan

Upcoming Sengkang EC project in Fernvale Lane

In case you didn’t know, HDB announced two executive condominium (EC) sites for tender at the end of 2019; one at Fernvale Lane in Sengkang and the other at Tampines Street 62 at Tampines North.
The 99-year leasehold site in Sengkang has an area of 17,129.9 sq m, a maximum gross floor area of 47,964 sq m, and can yield up to 480 housing units. Early in March, the sale of the site was awarded to Frasers Property for $286.5 million, which is also the developer’s first EC site since Parc Life in Sembawang in 2014.
Tricia Song, Head of Research for Singapore at Colliers International estimates that Frasers Property could launch the project at around $1,050 to 1,100 psf.
While the site was awarded during the circuit breaker period, she said: “Confidence could have been boosted by the recent stellar performance at EC projects – OLA Residences in nearby Anchorvale has received 1,163 e-applications, more than double the 548 units offered in the Spanish-themed development. Further up north, 496-unit Parc Canberra EC recently achieved sales of 64% (316 units) at an average price of SGD1,085 psf during its launch in February 2020”.
According to our analysis, we think that the EC development is one to watch. While the site sits in the Outside Central Region in District 28, and isn’t close to any MRT station, it is within walking distance to several amenities, including Greenwich V shopping centre as well as Seletar Mall. It is also close to low-density developments and greenery, while the median price per square foot in D28 has also risen by 28% in the past three years.

Cross Island Line (CRL)

With Hougang MRT station set to be an interchange station on Phase 1 of the Cross Island Line (CRL1), residents in Sengkang will only be one to two stops away from accessing the 29-kilometre line by 2029 and can easily reach areas like Loyang, Tampines, Pasir Ris, Serangoon North and Ang Mo Kio.

So… Does being an opposition ward affect property prices in Sengkang?

The recent elections saw a political shift in Sengkang, but will it have an impact on property prices? Probably not – and we’re not just saying that to be politically correct.
Lee Sze Teck, Director (Research) at Huttons Asia doesn’t think that there’s a relation between property prices and wards. “Property prices are more of a function between supply and demand and transformation plans in the area, rather than whether there’s a political allegiance,” says Mr Lee.
He adds, “Take for example the Cross Island Line. The project will not stop or omit a stop if it falls within an opposition ward. The Government also provides a grant to all town councils irrespective of their political allegiance.
“A sampling of projects in Kovan shows that property prices increased 22% from 2011 to 2019 compared to 8% price gains islandwide.”
Lorraine Tan, a PropNex agent who mainly deals with properties in the Sengkang area, also agrees that there isn’t much of a relation: “While there has been a general sentiment in the past that opposition wards are less maintained potentially leading to lower prices, data has shown otherwise. For instance, HDB prices in Hougang for the past 5 years have actually appreciated faster than the national average.
“Based on the data, it’s safe to conclude that opposition-controlled wards have little impact on property prices in the area. Rather, the biggest drivers for HDB flat prices would likely be HDB BTO flats reaching the Minimum Occupation Period (MOP) and major developments in the area.
“Hence we can expect to see a similar trend for Sengkang properties, especially the HDB segment to rise in the coming years as more HDB BTO reaches the MOP and the development of major projects like Sengkang Grand Mall which will raise the overall profile of the area.”
According to our biannual Consumer Sentiment Study, Sengkang in District 19 consistently ranks as one of the top districts to live among those surveyed.
Located in the suburban North-East of Singapore, Sengkang is an estate that is undergoing rapid developments as HDB plans to transform it into a fully mature housing estate.

6 Sengkang BTO projects that will MOP in 2020 and beyond

If you’re looking for resale HDB flats in Sengkang, here are six HDB BTO projects set to MOP in 2020 and in the next five years.

1. Fernvale Rivergrove

Completion date
Q3 2015
Number of units
Unit types
3-, 4-, 5-rooms
Average listing price
$610,000 (3-room)
Located along Fernvale Link, Fernvale Rivergrove was completed in 2015 and has recently hit its MOP. The project is just 8 mins walk by foot to the nearby Kupang LRT station.

2. Fernvale Lea

Completion date
Q3 2015
Number of units
Unit types
2-, 3-, 4-, 5-rooms
Average listing price
$450,000 (3-room)
Fernvale Lea is located along Sengkang West Way and is 7 mins by foot (550m) to the Thanggam LRT station, which is one station away from Fernvale LRT station and The Seletar Mall.

3. Compassvale Boardwalk

Completion date
Q4 2015
Number of units
Unit types
4- and 5-rooms
Average listing price
$450,000 (3-room)
Compassvale Boardwalk is located along Compassvale Crescent and opposite the Sengkang Sculpture Park. The nearest LRT station is Cheng Lim LRT, and is next to the Sengkang General Hospital. Cheng Lim LRT is only one stop from Sengkang MRT station and Compass One Mall is just next to the MRT station.

4. Anchorvale Plains

Completion date
Q1 2020
Number of units
Unit types
2-, 3-, 4- and 5-rooms
Launch price
From $171,000 (3-room)
Launched in 2016, Anchorvale Plains is located along Punggol Reservoir Anchorvale Lane and right next to Rivercove Residences EC. Nearby schools include Nan Chiau Primary School (10 mins walk), Nan Chiau High School (10 mins walk) and Springdale Primary School (12 mins walk). Furthermore, the development is within walking distance to the Tongkang LRT station, while Anchorvale Community Club, Sengkang Riverside Park and Punggol Reservoir are easily accessible.

5. Compassvale Mast

Completion date
Q2 2016
Number of units
Unit types
3-, 4-, and 5-rooms
Average listing price
$450,000 (3-room)
Completed in 2016, Compassvale Mast is located in Sengkang Town and right across the Sengkang MRT station. Nearby amenities include Kopitiam Square, Kopitiam Square Wet Market, Compass One Shopping Mall, Sengkang Sculpture Park, Nan Chiau Primary School, Anchor Green Primary, Sengkang Primary School and Sengkang Secondary School.

6. Rivervale Shores

Estimated completion date
Q3 2022
Number of units
Unit types
2-room Flexi, 3-, 4-rooms
Average listing price
$160,000 (3-room)
Fernvale Shores is a 2,500-unit HDB BTO project located along Sengkang East Drive and near the Serangoon Reservoir and Sungei Serangoon Park Connector. It is served by the Bakau and Rumbia LRT stations, which will take residents to the Sengkang Town Centre, as well as connecting amenities including the Sengkang MRT station and Compass One Shopping Mall.
But if you don’t want to venture that far, you can head to the Rivervale Plaza, a neighbourhood centre (NC) and Rivervale Mall via the Bakau LRT station to the Kangkar LRT station (one stop away).
Eyeing an HDB BTO flat this year? Check out our analysis of Aug’s HDB BTO launch (the biggest one to date) as well as our take on the HDB BTO launch happening in November.


In conclusion, the outcome of the election results will have little to no impact on property prices in Sengkang. As experts have pointed out, future developments, as well as HDB projects in the area will likely be the driving factors. So if you’re thinking of making the move to Sengkang, it’s still better to look at things holistically, including future plans in the area, developments that suit your needs and budget, and so on.

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