Compassvale Ancilla Sets A New Sengkang 5-Room Record

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

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

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)

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.