# Compassvale Ancilla Sets A New Sengkang 5-Room Record - **Source:** Stacked Homes - **Published:** 2026-09-21T10:27:13.000Z - **Author:** Timothy Tay - **Original:** https://stackedhomes.com/sengkang-new-1-18m-5-room-hdb-record-beat-a-higher-floor-unit-more-than-51k/ - **Topics:** HDB & Public Housing, Private Residential, New Launches ## Featured rationale The record signals strong demand for newer, long-lease Premium Apartments, potentially lifting seller expectations while reinforcing Sengkang’s two-tier five-room resale market. ## AI summary A 1,206 sq ft five-room flat at Compassvale Ancilla sold for $1.18 million ($979 psf), setting a new Sengkang record by over $51,000. ## Original article A five-room flat at Compassvale Ancilla has set a record resale price for a five-room flat in Sengkang. The 1,206 sq ft unit sits between the 10th and 12th floors at Block 279B Sengkang East Avenue, and the Premium Apartment flat changed hands for $1.18 million ($979 psf) when it was sold last week. The 1,036-unit Build-To-Order (BTO) project sits at the junction of Sengkang Central and Sengkang East Avenue. The project was launched during the March 2011 BTO sales exercise, and the development was completed in 2014. The latest five-room resale record trumps the previous price high by over $51,000, which involved the sale of a Premium Apartment flat at Compassvale Mast. The 1,206 sq ft unit, which sits between the 16th and 18th floors, was sold for $1.128 million ($936 psf) in March 2026. Thus, the record price is not only pricier in absolute terms, but also commands a higher psf price despite sitting on a lower floor. What makes the $1.18M sale at Compassvale Ancilla stand out? The first thing that caught our attention about the latest record resale in Sengkang is the floor of the unit. The record-setting flat sits between the 10th and 12th floors of a block that tops out at 15 storeys. That puts it roughly in the middle tier of the residential block. But it managed to outprice a 16th-to-18th-floor unit elsewhere in the same town by more than $51,000. The lease of Compassvale Ancilla started in August 2015 with about 88 years left on its lease, so the record-setting five-room flat carries one of the longer remaining land tenures among five-room resale units currently on sale in Sengkang. Compassvale Ancilla is a 1,036-unit BTO development on Sengkang East Ave. (Picture: Ho Lee Group) The headroom on the remaining number of years on its lease matters to resale buyers who rely on bank financing to support their purchase, since it sits well clear of the thresholds that can restrict loan tenure or quantum. Overall, the development is quite sizeable, consisting of ten 15-storey residential blocks with a mix of Studios, as well as three- to five-room Premium flats. Within Block 279B, where the record-setting $1.18 million five-room is located, there are 28 four-room flats and 56 five-room flats. It’s possible that the concentration of five-room units means that when a motivated buyer enters the picture, there are fewer competing floor plans to anchor expectations. That scarcity, combined with a longer remaining lease and a relatively new BTO development, gives sellers a firmer footing at the negotiating table. When we examine the resale history within Block 279B, there is a consistent upward price trajectory. Transaction data indicates that a 1,206 sq ft unit on the 7th to 9th floors fetched $868,800 in December 2022. But by April 2025, a unit on the 13th to 15th floors had sold for $1.058 million. Two more transactions closed in December 2025: a unit on the 10th to 12th floors at $1.1 million, and one on the 7th to 9th floors at $1.025 million. This means that the record $1.18 million sale is $80,000 more than the previous price high at the block, and it comes from the same 10th-to-12th-floor band as that December 2025 transaction. Generally speaking, this is a meaningful jump in the price ceiling at the block within a short window of time. Other Top Sales in Block 279B Sengkang East Avenue Block | Street | Month | Storey | Size (sq ft) | Price 279B | SENGKANG EAST AVE | 2025-12 | 10 TO 12 | 1,206 | $1,100,000 279B | SENGKANG EAST AVE | 2025-04 | 13 TO 15 | 1,206 | $1,058,000 279B | SENGKANG EAST AVE | 2025-08 | 04 TO 06 | 1,206 | $1,030,000 279B | SENGKANG EAST AVE | 2025-12 | 07 TO 09 | 1,206 | $1,025,000 279B | SENGKANG EAST AVE | 2022-12 | 07 TO 09 | 1,206 | $868,800 Source: HDB, data.gov.sg, compiled by Stacked. The $1,180,000 sale has not yet been registered and is excluded from this table. To place the five-room record in context, here are the five highest five-room resale transactions ever recorded in Sengkang. Top 5 Highest Five-Room Resale Transactions in Sengkang Block | Street | Month | Storey | Size (sq ft) | Price 216C | COMPASSVALE DR | 2026-03 | 16 TO 18 | 1,206 | $1,128,888 216D | COMPASSVALE DR | 2026-07 | 10 TO 12 | 1,206 | $1,108,000 216D | COMPASSVALE DR | 2026-01 | 10 TO 12 | 1,206 | $1,080,000 217A | COMPASSVALE DR | 2025-11 | 07 TO 09 | 1,206 | $1,062,000 216B | COMPASSVALE DR | 2024-11 | 13 TO 15 | 1,206 | $1,050,000 Source: HDB, data.gov.sg, compiled by Stacked. The $1,180,000 sale at Block 279B is excluded from this table as it is the subject of this article. Taken collectively, the transaction data reveals a striking pattern. Each of the previous top five transactions in Sengkang came from blocks along Compassvale Drive, which has been the dominant price leader for five-room flats in this town for at least the past two years. The new record now shifts that crown to Compassvale Ancilla at Sengkang East Avenue for the first time. It is also worth noting that all five previous records involve units that are also 1,206 sq ft Premium Apartments, which suggests to us that some buyers for this flat type seem to be targeting this specific size and model. The pool of competing units is narrow enough that individual transactions set meaningful price benchmarks as well as pricing expectations. Most Recent Five-Room Resale Transactions in Sengkang (September 2026) Block | Street | Month | Storey | Size (sq ft) | Price 216D | COMPASSVALE DR | 2026-09 | 04 TO 06 | 1,206 | $935,000 274A | COMPASSVALE BOW | 2026-09 | 04 TO 06 | 1,216 | $930,000 282C | SENGKANG EAST AVE | 2026-09 | 04 TO 06 | 1,206 | $925,000 416B | FERNVALE LINK | 2026-09 | 13 TO 15 | 1,206 | $808,000 457A | SENGKANG WEST RD | 2026-09 | 10 TO 12 | 1,216 | $780,000 Source: HDB, data.gov.sg, compiled by Stacked. The most recent transactions across Sengkang in September 2026 illustrate just how bifurcated the five-room market is within the town. The three highest recent deals, from Compassvale Drive, Compassvale Bow, and Sengkang East Avenue, all closed in the $925,000 to $935,000 price range. Below that, prices drop noticeably: $808,000 along Fernvale Link and $780,000 along Sengkang West Road. All three of the higher transactions in this table also involve low-floor units, on the 4th to 6th floors. The fact that these lower-floor units in the Compassvale cluster are still transacting comfortably above $900,000 suggests to us that the price floor across the Sengkang resale HDB market has been in the process of shifting upwards in the last few months. Over the past 12 months, the median resale price for five-room flats across Sengkang was $700,000, based on 681 transactions. Prices ranged from $550,000 at the lower end to a new record of $1.18 million. In addition, the record-setting deal is $480,000 more than the median price of this flat type in Sengkang. So, why have recent resale prices held up? Our take on the transaction data is that the most direct explanation for the $1.18 million price is the remaining land lease. With about 88 years remaining, the flat at Block 279B in Compassvale Ancilla is among the longer-tenure five-room units currently available on the resale market in Sengkang. Much of the town’s older resale stock carries considerably shorter leases, and that difference directly affects the overall borrowing conditions for buyers taking on bank loans to purchase a resale flat there. Moreover, the overall scarcity of five-room flats in that estate also works in sellers’ favour. Fewer units means fewer competing sellers at any given time, and that can sustain firmer asking prices even when the broader market softens. Compassvale Ancilla also benefits from its proximity to Sengkang Grand (pictured above), an integrated development by City Developments Ltd (CDL) and CapitaLand that was recently completed. Block 279B is one of the blocks in the BTO development that is the closest to Sengkang Grand, which features a three-storey mall, a community club, and a new hawker centre. The development is also connected to Buangkok MRT station on the North-East Line, and features a bus interchange. The demand for five-room flats also makes sense when we consider how many primary schools are within 1km of the development. Taking Block 279B as the centre, there are six primary schools within 1km: Anchor Green Primary School, Nan Chiau Primary School, North Vista Primary School, Palm View Primary School, Punggol Primary School, and Seng Kang Primary School. Taken together, it is no wonder that the Compassvale precinct of Sengkang has consistently produced the highest five-room resale prices within the town. As the table of top transactions makes clear, every previous record in this flat type came from the Compassvale Drive cluster. The new record at Compassvale Ancilla is geographically adjacent to that cluster, which suggests that buyer appetite for well-leased, newer-generation five-room flats in this part of Sengkang extends beyond a single street. The price gap between the record $1.18 million and the median price of $700,000 for a resale five-room flat in Sengkang is large, but it reflects a well-established two-tier structure in the Sengkang five-room market. Most of the 681 transactions recorded over the past year involve older flats with shorter leases and different locational profiles. The newer Premium Apartment units at Compassvale Ancilla sit apart in terms of remaining lease, build quality, and demonstrated buyer willingness to pay above the $1 million threshold. We will have to see if there are subsequent five-room flats put up for sale at Compassvale Ancilla, since their desirable traits often mean that these flats are rarely put up for sale. For resale prices to continue climbing, it would also depend on buyer appetite at this million-dollar price point. ## Chinese translation > Translation model: grok_cli ### Compassvale Ancilla创下盛港五房组屋新纪录 盛港Compassvale Ancilla一套五房组屋于2026年9月以新币118万元、即每平方英尺新币979元售出，创下该镇该户型新纪录。 盛港Compassvale Ancilla一套五房组屋创下该镇五房组屋转售价格纪录。这套面积1206平方英尺的单位位于盛港东道279B座10楼至12楼之间，这套优质公寓组屋上周以新币118万元（每平方英尺新币979元）转手。 这个拥有1036个单位的预购组屋（BTO）项目位于盛港中路与盛港东道交界处。该项目在2011年3月预购组屋销售活动中推出，并于2014年竣工。 最新五房转售纪录比此前最高价高出逾新币5.1万元，此前纪录来自Compassvale Mast一套优质公寓组屋的成交。那套面积1206平方英尺、位于16楼至18楼之间的单位，于2026年3月以新币112.8万元（每平方英尺新币936元）售出。 因此，这项纪录价格不仅在绝对金额上更高，尽管楼层较低，每平方英尺单价也更高。 Compassvale Ancilla这宗新币118万元成交为何突出？ 关于盛港这项最新转售纪录，首先引起我们注意的是该单位的楼层。创纪录的组屋位于一栋最高15层的组屋中的10楼至12楼之间，大致处于该住宅楼的中层。 但它仍比同镇另一套16楼至18楼的单位高出逾新币5.1万元。 Compassvale Ancilla的地契自2015年8月起算，剩余租约约88年，因此这套创纪录的五房组屋，在盛港目前待售的五房转售单位中属于剩余地契年期较长的一批。 Compassvale Ancilla是盛港东道上一个拥有1036个单位的预购组屋项目。（图片：Ho Lee Group） 剩余租约年期的空间，对依赖银行贷款购屋的转售买家很重要，因为它远高于可能限制贷款年期或贷款额的门槛。 整体而言，该项目规模相当大，由十栋15层高的住宅楼组成，单位类型包括工作室以及三房至五房优质组屋。在创纪录的新币118万元五房组屋所在的279B座，有28套四房组和56套五房组屋。 五房单位较为集中，可能意味着当出现一位积极买家时，可用于锚定预期的竞争户型更少。这种稀缺性，加上剩余租约较长、相对较新的预购组屋项目，让卖家在谈判桌上更有底气。 当我们审视279B座的转售历史，价格轨迹持续向上。交易数据显示，一套位于7楼至9楼、面积1206平方英尺的单位，在2022年12月以新币86.88万元成交。 但到2025年4月，一套位于13楼至15楼的单位已以新币105.8万元售出。2025年12月又有两宗成交：一套10楼至12楼单位以新币110万元成交，一套7楼至9楼单位以新币102.5万元成交。 这意味着这宗创纪录的新币118万元成交，比该座此前最高价高出新币8万元，且来自与2025年12月那宗交易相同的10楼至12楼区间。总体而言，这是该座价格上限在短时间内的一次显著跃升。 279B座盛港东道其他高价成交 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 279B | SENGKANG EAST AVE | 2025-12 | 10 TO 12 | 1,206 | 新币1,100,000元 279B | SENGKANG EAST AVE | 2025-04 | 13 TO 15 | 1,206 | 新币1,058,000元 279B | SENGKANG EAST AVE | 2025-08 | 04 TO 06 | 1,206 | 新币1,030,000元 279B | SENGKANG EAST AVE | 2025-12 | 07 TO 09 | 1,206 | 新币1,025,000元 279B | SENGKANG EAST AVE | 2022-12 | 07 TO 09 | 1,206 | 新币868,800元 资料来源：建屋发展局（HDB）、data.gov.sg，由Stacked整理。新币1,180,000元的成交尚未登记，故未列入本表。 为将这项五房纪录置于背景中，以下是盛港有记录以来最高的五宗五房转售成交。 盛港五房组屋转售成交最高五宗 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 216C | COMPASSVALE DR | 2026-03 | 16 TO 18 | 1,206 | 新币1,128,888元 216D | COMPASSVALE DR | 2026-07 | 10 TO 12 | 1,206 | 新币1,108,000元 216D | COMPASSVALE DR | 2026-01 | 10 TO 12 | 1,206 | 新币1,080,000元 217A | COMPASSVALE DR | 2025-11 | 07 TO 09 | 1,206 | 新币1,062,000元 216B | COMPASSVALE DR | 2024-11 | 13 TO 15 | 1,206 | 新币1,050,000元 资料来源：建屋发展局（HDB）、data.gov.sg，由Stacked整理。279B座新币1,180,000元的成交因是本文主题而未列入本表。 综合来看，交易数据呈现出一个鲜明模式。盛港此前最高的五宗成交均来自Compassvale Drive沿线组屋座，过去至少两年，该路段一直是该镇五房组屋的主导价格领跑者。 这项新纪录首次将这一地位转到盛港东道的Compassvale Ancilla。 同样值得注意的是，此前五项纪录所涉单位也都是1206平方英尺的优质公寓，这让我们觉得，部分该户型买家似乎在锁定这一特定面积和户型。 可竞争的单位池足够窄，个别成交就能形成有意义的价格基准和定价预期。 盛港近期五房组屋转售成交（2026年9月） 座号 | 街道 | 月份 | 楼层 | 面积（平方英尺） | 价格 216D | COMPASSVALE DR | 2026-09 | 04 TO 06 | 1,206 | 新币935,000元 274A | COMPASSVALE BOW | 2026-09 | 04 TO 06 | 1,216 | 新币930,000元 282C | SENGKANG EAST AVE | 2026-09 | 04 TO 06 | 1,206 | 新币925,000元 416B | FERNVALE LINK | 2026-09 | 13 TO 15 | 1,206 | 新币808,000元 457A | SENGKANG WEST RD | 2026-09 | 10 TO 12 | 1,216 | 新币780,000元 资料来源：建屋发展局（HDB）、data.gov.sg，由Stacked整理。 2026年9月盛港各地的最新成交，说明该镇五房市场分化有多么明显。来自Compassvale Drive、Compassvale Bow和盛港东道的三宗最高近期成交，都落在新币92.5万元至新币93.5万元的价格区间。再往下，价格明显回落：Fernvale Link一带为新币80.8万元，盛港西路一带为新币78万元。 本表中三宗较高成交也都是低楼层单位，位于4楼至6楼。Compassvale一带这些较低楼层单位仍能轻松以高于新币90万元的价格成交，这让我们觉得，盛港组屋转售市场的价格底部在过去几个月一直在上移。 过去12个月，盛港五房组屋转售中位价为新币70万元，基于681宗交易。价格从低端的新币55万元到新纪录的新币118万元不等。此外，这宗创纪录成交比盛港该户型中位价高出新币48万元。 那么，近期转售价格为何仍能企稳？ 我们对交易数据的看法是，新币118万元价格最直接的解释是剩余地契年期。剩余约88年，Compassvale Ancilla 279B座这套组屋，属于盛港转售市场上目前剩余年期较长的五房单位之一。 该镇大量较旧的转售房源剩余租约明显更短，这一差异会直接影响以银行贷款购买当地转售组屋的买家的整体借贷条件。 此外，该组屋区五房组屋整体稀缺，也对卖家有利。单位更少意味着任何时点上竞争卖家更少，即使大市走软，要价仍可能保持坚挺。 Compassvale Ancilla也受惠于靠近Sengkang Grand（见上图），这是城市发展有限公司（CDL）与凯德集团（CapitaLand）合作、近期竣工的综合发展项目。279B座是该预购组屋项目中最靠近Sengkang Grand的组屋座之一，Sengkang Grand设有三层商场、民众俱乐部和新的熟食中心。 该项目还连接东北线万国地铁站，并设有巴士转换站。 当我们考虑该项目1公里范围内有多少所小学时，五房组屋的需求也说得通。以279B座为中心，1公里内有六所小学：Anchor Green Primary School、Nan Chiau Primary School、North Vista Primary School、Palm View Primary School、Punggol Primary School和Seng Kang Primary School。 综合来看，盛港Compassvale一带持续录得该镇最高的五房转售价，也就不足为奇。最高成交表清楚显示，该户型此前每项纪录都来自Compassvale Drive组团。Compassvale Ancilla的新纪录在地理上毗邻该组团，表明买家对盛港这一带剩余租约较足、较新一代五房组屋的需求，并不局限于单一街道。 创纪录的新币118万元与盛港五房转售组屋中位价新币70万元之间的价差很大，但这反映了盛港五房市场早已形成的双层结构。 过去一年录得的681宗交易中，多数涉及剩余租约较短、区位特征不同的较旧组屋。Compassvale Ancilla较新的优质公寓单位，在剩余租约、建筑素质，以及买家已表现出的愿意支付逾新币100万元门槛方面，都与前者区隔开来。 我们还需观察Compassvale Ancilla是否会有后续五房组屋挂牌出售，因为其受欢迎特质往往意味着这些组屋很少被拿出来卖。转售价格若要继续攀升，也将取决于买家在这一百万元价位上的买意。