A five-room flat in Sengkang has set a new resale price record for the area. The 1,206 sq ft unit at Compassvale Ancilla sold for $1.18 million ($979 per sq ft) last week.
The Build-To-Order project, located at the junction of Sengkang Central and Sengkang East Avenue, launched in March 2011 and completed in 2014.
Record-Breaking Sale Surpasses Previous High by Over $51,000
This sale exceeds the previous record by more than $51,000. That record was set in March 2026 when a 1,206 sq ft unit at Compassvale Mast, located between the 16th and 18th floors, sold for $1.128 million ($936 per sq ft).
The new record stands out because it commands a higher price per square foot despite being on a lower floor.
Location and Lease Length Contribute to High Price
The record-breaking flat at Compassvale Ancilla sits between the 10th and 12th floors of a 15-storey block. Its lease began in August 2015, leaving approximately 88 years remaining.
This longer lease benefits buyers relying on bank financing, as it avoids restrictions on loan tenure or amount.
Development Details and Unit Distribution
The development includes ten 15-storey residential blocks with a mix of studios and three- to five-room premium flats. Block 279B, home to the record-breaking unit, contains 28 four-room and 56 five-room flats.
The concentration of five-room units may reduce competition, giving sellers more negotiating power. Combined with the longer lease and the development’s relative newness, these factors likely contributed to the high sale price.
Transaction history within Block 279B shows a consistent upward trend. In December 2022, a 1,206 sq ft unit on the 7th to 9th floors sold for $868,800. By April 2025, a unit on the 13th to 15th floors fetched $1.058 million.
In December 2025, two more units sold: one on the 10th to 12th floors for $1.1 million and another on the 7th to 9th floors for $1.025 million.
The recent $1.18 million sale represents a $80,000 increase over the block’s previous high, occurring within the same floor range as the December 2025 transaction.
Sengkang’s Five-Room Resale Market Divide
Sengkang’s five-room resale market shows division. Recent transactions in September 2026 reveal a clear price gap. The top three deals, all in the Compassvale area, ranged from $925,000 to $935,000. Prices dropped significantly for units in other locations, such as Fernvale Link ($808,000) and Sengkang West Road ($780,000).
Interestingly, the higher-priced transactions involved low-floor units (4th to 6th floors). These units in the Compassvale cluster still command prices above $900,000, indicating an upward shift in the price floor for Sengkang’s resale HDB market in recent months.
Over the past year, the median resale price for five-room flats in Sengkang was $700,000, based on 681 transactions. Prices ranged from $550,000 to the new record of $1.18 million. The record-breaking sale is $480,000 above the median price.
The primary reason for the $1.18 million price tag is the remaining land lease. With approximately 88 years left, the flat at Block 279B in Compassvale Ancilla has one of the longest leases among five-room units currently on the resale market in Sengkang.
Many older flats in the area have significantly shorter leases, which affects borrowing conditions for buyers relying on bank loans.
Proximity to Sengkang Grand Enhances Appeal
Compassvale Ancilla’s proximity to Sengkang Grand, a recently completed integrated development by City Developments Ltd and CapitaLand, further enhances its appeal. Block 279B is one of the closest blocks to Sengkang Grand, which features a three-storey mall, a community club, and a new hawker centre.
The development is also conveniently connected to Buangkok MRT station on the North-East Line and includes a bus interchange.
The demand for five-room flats is also driven by the area’s educational options. Six primary schools are located within 1km of Block 279B: Anchor Green Primary School, Nan Chiau Primary School, North Vista Primary School, Palm View Primary School, Punggol Primary School, and Seng Kang Primary School.
Factors Driving High Demand and Prices
This scarcity, combined with longer leases and newer developments, supports higher asking prices. The recent record sale at $1.18 million reflects these factors, particularly the remaining 88-year lease, which is longer than many older flats in Sengkang. This lease length benefits buyers relying on bank financing by avoiding restrictions on loan terms.
Future Outlook for Compassvale Ancilla
The record-breaking sale at Compassvale Ancilla raises questions about future listings in the development. Given the desirability of these units, they are often rarely available on the market.
