Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Executive Condominium Project Intelligence
ESPARINA RESIDENCES
COMPASSVALE BOW
280 mBUANGKOK MRT STATION
$1.79MMedian transacted price
37Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
Market Snapshot
▼ -1.8%
From 12-Month High
Peak: May 2026Based on latest 12 months
▲ +37.9%
From 12-Month Low
Low: Sep 2025Based on latest 12 months
▲ +9.8%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +10.8%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
6.5%
12M Turnover Rate
37 sales / 573 units
Latest 12-month sales
37
Up to latest completed Month
Median transacted price
$1.79M
Latest 12 months
Median PSF
$1,708
Latest 12 months
Typical recorded price range
$1.39M – $1.94M
20th to 80th percentile
Latest transacted price
$1.39M
829 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size1,001 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.39M | $1.39M | $1.39M | $1,675 |
| 2026-05 | 1 | $1.28M | $1.28M | $1.28M | $1,544 |
| 2026-03 | 1 | $1.39M | $1.39M | $1.39M | $1,675 |
| 2026-01 | 2 | $1.41M | $1.41M | $1.41M | $1,701 |
| 2025-12 | 1 | $1.36M | $1.36M | $1.36M | $1,635 |
| 2025-11 | 2 | $1.3M | $1.18M | $1.41M | $1,563 |
| 2025-10 | 1 | $1.31M | $1.31M | $1.31M | $1,581 |
| 2025-09 | 4 | $1.37M | $1.33M | $1.42M | $1,650 |
| 2025-08 | 1 | $1.42M | $1.42M | $1.42M | $1,707 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Executive Condominium | 01 to 05 | 829 sqft | $1,675 | $1.39M |
| 2026-05 | Executive Condominium | 01 to 05 | 829 sqft | $1,544 | $1.28M |
| 2026-03 | Executive Condominium | 01 to 05 | 829 sqft | $1,675 | $1.39M |
| 2026-01 | Executive Condominium | 06 to 10 | 829 sqft | $1,701 | $1.41M |
| 2026-01 | Executive Condominium | 16 to 20 | 829 sqft | $1,701 | $1.41M |
| 2025-12 | Executive Condominium | 06 to 10 | 829 sqft | $1,635 | $1.36M |
| 2025-11 | Executive Condominium | 06 to 10 | 829 sqft | $1,701 | $1.41M |
| 2025-11 | Executive Condominium | 01 to 05 | 829 sqft | $1,424 | $1.18M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 4 | $1.93M | $1.85M | $1.98M | $1,837 |
| 2026-03 | 4 | $1.9M | $1.78M | $2M | $1,766 |
| 2026-02 | 1 | $1.92M | $1.92M | $1.92M | $1,797 |
| 2026-01 | 2 | $1.83M | $1.78M | $1.89M | $1,775 |
| 2025-12 | 1 | $1.98M | $1.98M | $1.98M | $1,703 |
| 2025-11 | 1 | $1.79M | $1.79M | $1.79M | $1,788 |
| 2025-10 | 3 | $1.8M | $1.71M | $1.91M | $1,763 |
| 2025-09 | 1 | $1.73M | $1.73M | $1.73M | $1,728 |
| 2025-08 | 2 | $1.87M | $1.86M | $1.88M | $1,755 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Executive Condominium | 11 to 15 | 1,001 sqft | $1,848 | $1.85M |
| 2026-07 | Executive Condominium | 11 to 15 | 1,066 sqft | $1,830 | $1.95M |
| 2026-07 | Executive Condominium | 11 to 15 | 1,066 sqft | $1,858 | $1.98M |
| 2026-07 | Executive Condominium | 06 to 10 | 1,066 sqft | $1,811 | $1.93M |
| 2026-03 | Executive Condominium | 06 to 10 | 1,066 sqft | $1,764 | $1.88M |
| 2026-03 | Executive Condominium | 11 to 15 | 1,001 sqft | $1,778 | $1.78M |
| 2026-03 | Executive Condominium | 11 to 15 | 1,163 sqft | $1,721 | $2M |
| 2026-03 | Executive Condominium | 11 to 15 | 1,066 sqft | $1,802 | $1.92M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $2.65M | $2.65M | $2.65M | $1,810 |
| 2026-03 | 1 | $2.15M | $2.15M | $2.15M | $1,536 |
| 2026-02 | 1 | $1.94M | $1.94M | $1.94M | $1,429 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Executive Condominium | 06 to 10 | 1,464 sqft | $1,810 | $2.65M |
| 2026-03 | Executive Condominium | 16 to 20 | 1,399 sqft | $1,536 | $2.15M |
| 2026-02 | Executive Condominium | 01 to 05 | 1,356 sqft | $1,429 | $1.94M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $2.26M | $2.26M | $2.26M | $1,270 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-02 | Executive Condominium | 16 to 20 | 1,776 sqft | $1,270 | $2.26M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from ESPARINA RESIDENCES. Distances are straight-line estimates.
MRT / LRT
- BUANGKOK MRT STATION280 mSENGKANG CENTRAL
- RENJONG LRT STATION580 mSENGKANG EAST AVENUE
- RANGGUNG LRT STATION740 mSENGKANG EAST AVENUE
Primary Schools
- PALM VIEW PRIMARY SCHOOL280 mCOMPASSVALE BOW
- NORTH VISTA PRIMARY SCHOOL560 mCOMPASSVALE LINK
- PUNGGOL PRIMARY SCHOOL570 mHOUGANG AVENUE 8
- YIO CHU KANG PRIMARY SCHOOL760 mHOUGANG STREET 51
- MONTFORT JUNIOR SCHOOL810 mHOUGANG AVENUE 8
Secondary Schools
- NAN CHIAU HIGH SCHOOL820 mANCHORVALE LINK
- MONTFORT SECONDARY SCHOOL880 mHOUGANG AVENUE 8
- NORTH VISTA SECONDARY SCHOOL890 mRIVERVALE LINK
- SENG KANG SECONDARY SCHOOL980 mCOMPASSVALE LANE
Post-Secondary
- ITE COLLEGE CENTRAL3.9 kmANG MO KIO DRIVE
- NANYANG JUNIOR COLLEGE4.4 kmSERANGOON AVENUE 3
- NANYANG POLYTECHNIC4.7 kmANG MO KIO AVENUE 8
MOE Kindergartens
- MOE KINDERGARTEN @ NORTH VISTA560 mCOMPASSVALE LINK
- MOE KINDERGARTEN @ PUNGGOL570 mHOUGANG AVENUE 8
- MOE KINDERGARTEN @ ANCHOR GREEN1.1 kmANCHORVALE DRIVE
- MOE KINDERGARTEN @ HOUGANG1.2 kmHOUGANG STREET 93
Hawker Centres
- Buangkok Hawker Centre240 mCompassvale Bow
- Ci Yuan Hawker Centre1.1 kmHougang Avenue 9
- Anchorvale Village Hawker Centre1.7 kmAnchorvale Road
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL540 mBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL1.4 kmSENGKANG EAST WAY
Parks
- HDB - COMPASSVALE LN (BLK 205B)760 m
- PUNGGOL PK980 m
- JLN NAUNG PG1.3 km
Libraries
- Cheng San Library1.0 kmHougang Avenue 10
- Sengkang Library1.2 kmSengkang Square
Community Clubs
- Buangkok CC (U/C)240 mCompassvale Bow
- Punggol Park CC710 mHougang Avenue 10
Sport Facilities
- Hougang Sport Centre1.3 kmHougang Avenue 4
- Sengkang Sport Centre1.7 kmAnchorvale Road
- ActiveSG Gym@Fernvale Square2.3 kmSengkang West Avenue
Market Position & Nearby Transactions
How ESPARINA RESIDENCES compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,70837 project sales
District 19 Median PSF$1,556Median across district projects with recorded sales
Difference vs District+9.8%Above district median
Transactions Within 1 km93Recorded in the latest 12 months
Position Within District 19
ESPARINA RESIDENCES is more affordable than 34% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
141of 214 District 19 projects with recorded sales
District reference range$1,103 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | 111 m | 20179 yrs old | 616 | 37 | $1,837 |
| THE QUARTZ | 224 m | 201016 yrs old | 625 | 19 | $1,560 |
| HOUGANG GREEN | 407 m | — | — | 3 | $911 |
| THE RIVERVALE | 758 m | 200125 yrs old | — | 22 | $1,126 |
| GREEN PARK | 970 m | 200521 yrs old | — | 0 | — |
| PARK GREEN | 979 m | — | — | 12 | $1,157 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $785K | $785K | $785K | $1,621 |
| 2026-01 | 1 | $845K | $845K | $845K | $1,826 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | Condo | 616 | 2 | $815K | $1,724 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.32M | $1.31M | $1.33M | $1,812 |
| 2026-06 | 1 | $1.33M | $1.33M | $1.33M | $1,744 |
| 2026-05 | 1 | $1.33M | $1.33M | $1.33M | $1,740 |
| 2026-03 | 2 | $1.28M | $1.28M | $1.29M | $1,706 |
| 2026-01 | 2 | $1.08M | $851K | $1.32M | $1,458 |
| 2025-12 | 3 | $1.29M | $1.27M | $1.33M | $1,742 |
| 2025-10 | 1 | $1.26M | $1.26M | $1.26M | $1,724 |
| 2025-09 | 1 | $1.26M | $1.26M | $1.26M | $1,747 |
| 2025-08 | 2 | $1.27M | $1.27M | $1.28M | $1,703 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | Condo | 616 | 14 | $1.29M | $1,745 |
| HOUGANG GREEN | Apt | — | 1 | $851K | $1,114 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.61M | $1.61M | $1.61M | $1,844 |
| 2026-01 | 1 | $1.6M | $1.6M | $1.6M | $1,838 |
| 2025-10 | 2 | $1.5M | $1.35M | $1.65M | $1,717 |
| 2025-08 | 1 | $1.3M | $1.3M | $1.3M | $1,548 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | Condo | 616 | 5 | $1.5M | $1,733 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.17M | $2.17M | $2.17M | $1,882 |
| 2026-06 | 4 | $2.14M | $1.78M | $2.3M | $1,844 |
| 2026-05 | 2 | $1.98M | $1.68M | $2.29M | $1,724 |
| 2026-04 | 2 | $2.23M | $2.22M | $2.23M | $1,950 |
| 2026-03 | 1 | $2.16M | $2.16M | $2.16M | $1,948 |
| 2026-02 | 4 | $1.6M | $1.04M | $1.87M | $1,482 |
| 2026-01 | 1 | $1.59M | $1.59M | $1.59M | $1,539 |
| 2025-12 | 3 | $2M | $1.66M | $2.18M | $1,767 |
| 2025-11 | 2 | $1.71M | $1.59M | $1.84M | $1,552 |
| 2025-10 | 2 | $1.58M | $1M | $2.17M | $1,416 |
| 2025-09 | 4 | $1.87M | $1.67M | $2.31M | $1,639 |
| 2025-08 | 2 | $1.43M | $1.17M | $1.69M | $1,293 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| JEWEL @ BUANGKOK | Condo | 616 | 13 | $2.19M | $1,928 |
| THE QUARTZ | Condo | 625 | 12 | $1.71M | $1,545 |
| HOUGANG GREEN | Apt | — | 2 | $1.02M | $894 |
| PARK GREEN | EC | — | 1 | $1.17M | $1,002 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.52M | $1.47M | $1.56M | $1,108 |
| 2026-06 | 3 | $1.43M | $1.37M | $1.5M | $1,131 |
| 2026-05 | 1 | $1.45M | $1.45M | $1.45M | $1,151 |
| 2026-04 | 1 | $2.13M | $2.13M | $2.13M | $1,596 |
| 2026-03 | 5 | $1.67M | $1.54M | $1.83M | $1,280 |
| 2026-02 | 1 | $1.35M | $1.35M | $1.35M | $1,120 |
| 2026-01 | 3 | $2.1M | $1.68M | $2.68M | $1,606 |
| 2025-12 | 5 | $2.15M | $1.55M | $2.53M | $1,565 |
| 2025-11 | 1 | $1.47M | $1.47M | $1.47M | $1,125 |
| 2025-10 | 6 | $1.48M | $1.42M | $1.59M | $1,128 |
| 2025-09 | 4 | $1.48M | $1.44M | $1.59M | $1,135 |
| 2025-08 | 6 | $1.59M | $1.33M | $2.15M | $1,209 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE RIVERVALE | EC | — | 21 | $1.48M | $1,130 |
| PARK GREEN | EC | — | 8 | $1.57M | $1,174 |
| THE QUARTZ | Condo | 625 | 6 | $2.03M | $1,547 |
| JEWEL @ BUANGKOK | Condo | 616 | 3 | $2.57M | $1,930 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $1.78M | $1.78M | $1.78M | $1,148 |
| 2025-12 | 2 | $1.93M | $1.6M | $2.26M | $1,032 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARK GREEN | EC | — | 3 | $1.88M | $1,070 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.6M | $2.6M | $2.6M | $1,098 |
| 2025-11 | 1 | $2.3M | $2.3M | $2.3M | $855 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE QUARTZ | Condo | 625 | 1 | $2.6M | $1,098 |
| THE RIVERVALE | EC | — | 1 | $2.3M | $855 |
Market Interpretation
ESPARINA RESIDENCES recorded 37 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 9.8% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 6 nearby condominiums were identified; 5 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
FCL Compassvale Pte. Ltd.
Property type
Executive Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2010
TOP
2014
Total units
573
Postal code
544998
About ESPARINA RESIDENCES
ESPARINA RESIDENCES is a executive condominium in Singapore District 19, completed in 2014 with 99 yrs lease commencing from 2010. It recorded 37 transactions during the latest 12-month period in the database, with a median transacted price of $1.79M and a median of $1,708 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 51.4% of transactions with recorded floor area. BUANGKOK MRT STATION is approximately 280 m away by straight-line distance. 5 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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