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Integrated Mixed Development

Sengkang Grand Residences @ Buangkok is a new condominium for sale within the Sengkang Grand integrated development. It comprises retail shops, residential apartments, and community facilities such as a food centre, community club, and childcare centre.

It also integrates public bus and rail transport amenities at Buangkok MRT station in Sengkang Central, in a one-stop venue.

Sengkang Grand Integrated Development

Sengkang Grand Integrated Development

Sengkang Grand, and Sengkang Grand Residences, are being developed by a collaboration of two of Singapore’s most experienced and reputable real estate companies, City Developments and Capitaland Limited.

This is the first time in 10 years that the two property heavyweights are joining forces to build a project in Singapore.

Sengkang Grand Integrated Development

Sengkang Grand Integrated Development


Sengkang Grand Mixed Development · Design

This integrated development will comprise a residential component above a three-storey podium mall housing retail shops, a supermarket, and a one-stop community and transport hub.

The residential section, Sengkang Grand Residence, offers 680 apartments across 9 towers. An optimum mid-size, neither too big nor too small.

Sengkang Grand Residences . Aerial View

Sengkang Grand Residences . Aerial View

The level 4 condo deck will be lushly landscaped, and provide a wide range of facilities.

The podium block will house a new bus interchange at the first floor, a food centre at the second floor, and a community club spanning across three floors. There will be a childcare centre, civic plaza, and seamless sheltered connectivity to Buangkok MRT Station, practically at the doorstep of residents.

Sengkang Grand Residences . Integrated Development . Sectional Perspective

Sengkang Grand Residences . Integrated Development . Sectional Perspective

Yet residents will be assured of privacy and security. Sengkang Grand Residences itself will sit above the podium, separated by design and physical barriers.

Within the condominium, amidst its pools and landscaping, you are separated from what is happening below. You can choose to stay cloistered above, or venture down to engage in the community bustle.

Sengkang Grand Residence . Condo Pool

Sengkang Grand Residence . Condo Pool


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    Management of the Retail Component

    In mixed developments, one important aspect is whether the commercial component becomes a vibrant roaring success that increases the value of the property as a whole, or a dismal flop. To that end, experienced and strong management of the retail element is key.

    Both Capitaland and CDL have proven track records in this respect. They have delivered mixed developments that fuse live, work and play elements, in projects like Bedok Residences and the prime The South Beach and South Beach Residences.

    Sengkang Grand Residence . Public Spaces & Mall

    Sengkang Grand Residences . Public Spaces & Mall

    Inherent to that of course, is the fact that the retail shops must be under one management. This will be the case in Sengkang Grand. Capitaland and CDL will not sell off the commercial space as individual strata units, but keep ownership and management over them.

    Sengkang Grand Residence is targeted to complete in the first half of 2022.


    Dual Envelope · Concept + Price

    The developers, Capitaland and CDL, clinched this plum 3.7 hectare mixed-use site beside Buangkok MRT station under a dual-envelope concept + price state tender.

    For such land tenders, design concepts are evaluated first and prioritised over the bid price.

    Artist's Impression . Sengkang Grand Residence Singapore

    Artist’s Impression . Sengkang Grand Residence Singapore

    In awarding the Sengkang Grand Residences site, URA said that the proposed scheme is “… compelling in its design concept and planning of the public realm”.

    CDL will partner with Capitaland to transform and shape the site into a landmark development that blends distinctive architecture with lush landscaping.

    It will be the new focal point for the Buangkok neighbourhood, intended to add liveliness & buzz to the community here.

    Retail and Community Space

    Sengkang Grand Residence . Retail and Community Space


    The Green Linear Park and Community Spaces . Click to Open / Close

    Sengkang Grand Residences Singapore · Design Strategy

    There is a strong emphasis on design in this project.

    Sengkang Grand Residences will contribute to the walkability of the neighbourhood by incorporating a linear green park that runs along its full frontage along Compassvale Ancilla Park and Sengkang Central.

    It will feature a variety of plants, creating different sensory experiences. It will also be designed with street furniture and an Outdoor Activity Plaza, that create a sense of “place”.

    The existing Compassvale Ancilla Park extends into the community as well. A garden ramp, called a “Green High Line” will provide residents and park users direct access from the park to the 2nd-storey food centre.

    A community plaza in the centre of Sengkang Grand, will be an appealing sheltered, yet naturally ventilated, public space for gatherings and events.

    Neighbourhood and Amenities · Click to Open / Close

    Sengkang Grand Condo Singapore . Locational Attributes

    So besides direct access to a mall, a food centre, a bus interchange, and Buangkok MRT station, what else do we have here?

    For a start, some of the residential blocks at Sengkang Grand Residences are within 1 km from Nan Chiau Primary School. For that matter, it is also within 1 km of seven other primary schools, with one of those being right next door.

    By the way, Buangkok MRT station is on the purple North-East line, nine stops to Doby Ghaut station. That is a 20 minute train ride, which is generally considered quite accessible.

    For investors wondering about the rentability of this Sengkang Central condo, that ought to be comforting. Lots of potential tenants like the sheer convenience of living on top of a mall linked directly to an MRT station, that comes with privacy, security, and amenities.

    Nearer pockets of employment include the upcoming Punggol Digital District at Punggol, two train stops from Buangkok, and the Sengkang Hospital complex diagonally opposite Sengkang town centre.

    As summarised by CDL Group CEO, Mr Sherman Kwek: “We see tremendous potential in this site which has exceptional attributes… a one-stop community hub, it will be integrated with a new bus interchange and connected to the existing Buangkok MRT Station. Various amenities and recreational facilities such as a hawker centre, childcare centre and civic plaza will be right at residents’ doorsteps, giving rise to a vibrant and bustling community.”

    Acquisition and Cost of the Site . Click to Open / Close

    Sengkang Grand Singapore · How the Land Was Won

    For the bidding for this Sengkang Central integrated development land tender, six tenderers submitted seven bids. (One of them submitted two bids.)

    This was a dual-envelope tender. The bidders were required to submit their tender prices and concept proposals in separate envelopes. When the tender closed on 21 June 2018, URA evaluated the concept proposal envelopes first.

    Only four concept proposals that substantially satisfied the evaluation criteria, were picked to proceed to the 2nd stage of tender evaluation.

    Besides the Capitaland + CDL bid, the other three were from tie-ups of Perennial Singapore with Qingjian Realty, Singapore Press Holdings with Kajima Development, and Keppel Land with Wing Tai Holdings.

    At the second stage, the price envelopes of the four shortlisted concept proposals were opened. The Sengkang Grand Residences site was then awarded on 16 August 2018, to the tenderer with the highest bid of the four, the Capitaland with CDL tie-up.

    CDL felt that its strong track record of compelling design concepts had probably enabled it to secure prime sites like this one, as well as The South Beach and Quayside Collection sites before it, under the dual-envelope system.


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      Project FactSheet

      Name Sengkang Grand Residences
      Developer Siena Residential Development Pte Ltd and Siena Trustee Pte Ltd
      (50/50 JV of CapitaLand and CDL)
      Status Mixed Development Condominium (No restrictions on ownership)
      Address 72, 74, 76, 78, 80, 82, 84, 86, 88 Compassvale Bow, Singapore
      District 19
      Site Area 37,254.9 m² (401,012 sq ft)
      Floor Area 78,235.3 m² (842,124 sq ft)
      Retail Area Approximately 10,000 m² Retail + 1,000 m² Childcare Centre
      Community Area Approximately 6,000 m² Community Club + 3,300 m² Hawker Centre
      Plot Ratio 2.1
      Tenure 99 years commencing from 13 Nov 2018
      T.O.P. Date 30 November 2023 (Target 1st Half 2022 Non-Commitment Basis)
      Residential Blocks 9
      No. of Storeys 8 / 9 / 10
      Residential Units 680
      Car Park Spaces 549 Residential + 205 Retail
      Description New residential condominium with communal facilities within an integrated development comprising 9 residential blocks with retail & community amenities such as community club, childcare centre & food centre at corner of Compassvale Bow and Sengkang Central
      Design Architect MKPL Architects Pte Ltd
      Project Architect SAA Architects Pte Ltd
      Landscape Consultant Coen Design International Pte Ltd
      Interior Design MKPL Architects Pte Ltd
      Builder China Construction (South Pacific) Development Co Pte Ltd

      Sengkang Grand Floor Plans

      Please provide your details via the Contact Form below if you wish us to send you the Sengkang Grand Residences floor plan brochure.

      The unit types range from 1-Bedroom + Study units to 4-Bedroom Premium + Flexi apartments.


      Fittings & Finishes

      One and 2 bedroom units will come with a cool colour theme; 3 and 4 bedroom apartments will be finished from the warm colour palette.

      Every unit will come furnished with appliances such as fridge, cooker hood, hob, oven and washer-dryer from brands like De Dietrich. Quality wares and fittings will come from brands like Duravit and Hansgrohe.

      Sengkang Grand Residences Site Plan

      The Sengkang Grand site is big, in fact the largest new commercial + residential site since 2015. It is also an irregular, almost triangular shape that makes for interesting organic design.

      The site is bounded by Sengkang Central road on its east, and the curving Compassvale Bow road on its south.

      To its north-west is a neighbourhood park, the Compassvale Ancilla Park, across which are the HDB blocks of Compassvale Ancilla. While on its west is Palm View Primary School.

      This land parcel is hence an almost island site. So residents of Sengkang Grand Residences should have some breathing space, away from immediate neighbouring blocks. Especially units on the west of the site, given that the school is less than 6 storeys high.

      Sengkang Grand Residences Site Plan

      Sengkang Grand Residences Site Plan . Click to Enlarge

      The Sengkang Grand condo itself is mid-rise, sitting on the podium of Sengkang Grand.

      Its communal facilities are spread across the wide expanse of the E-Deck over the podium.

      These include 5 lifestyle clubs and 2 clubhouses, featuring over 40 types of facilities, such as a 50m lap pool, poolside BBQ pavilion, an aqua hammock, treetop walk, parkour gym, trampoline, and a pets’ play area.

      Sengkang Grand Residences . Trampoline Thrill

      Sengkang Grand Residences . Trampoline Thrill

      Sengkang Grand Condo . Treetop Walk

      Sengkang Grand Condo . Treetop Walk

      Sengkang Grand Condo . Dining Pavilion

      Sengkang Grand Condo . Dining Pavilion

      Sengkang Grand Showflat Viewing

      Please drop us a note in the Contact Form if you wish to view the Sengkang Grand Residences showflat. By advance appointments or online walkthroughs (Virtual Open House).

      3 Types of Show Units
      . 1 Bedroom + Study (474 sq ft Type A1S)
      . 2 Bedroom Premium + Study (764 sq ft Type B5PS)
      . 3 Bedroom Premium + Flexi (1,012 sq ft Type C5PF)


      Sengkang Grand Residences . Water Feature

      Sengkang Grand Residences . Water Feature

      Sengkang Grand Condo Prices · Unit Types

      Sengkang Grand Residences Prices . Unit Types & Sizes . Click to Open / Close


      Unit Description Type No. of
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom + Study AS 131 44 – 47 474 – 506
      2 Bedroom B 95 58 – 63 624 – 678
      2 Bedroom + Study BS 10 58 624
      2BR Premium + Study BPS 136 68 – 71 732 – 764
      3 Bedroom C 148 87 – 88 936 – 947
      3 Bedroom Premium CP 56 95 – 98 1,023 – 1,055
      3BR Premium + Flexi CPF 55 94 1,012
      4BR Premium + Flexi DPF 49 122 – 123 1,313 – 1,324
      Total Number of Units 680

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      The Sengkang Grand Prices . Click to Open / Close


      Listed here are the indicative Sengkang Grand Residences pricing as at 21 June 2020. (Note: Prices are subject to change without notice or as units are sold.)

      Please let us know via the Contact Form if you wish for latest detailed prices.

      Unit Description Strata Area
      (sq ft)
      Prices Start
      From SGD$
      Estd Monthly
      1 Bedroom + Study 474 – 506 $826K – $910K $280 + GST
      2 Bedroom 624 – 678 $1.113M – $1.202M $320 + GST
      2 Bedroom + Study 624 $1.056M – $1.075M $320 + GST
      2BR Premium + Study 732 – 764 $1.244M – $1.36M $320 + GST
      3 Bedroom 936 – 947 $1.505M – $1.65M $320 + GST
      3 Bedroom Premium 1,023 – 1,055 $1.69M – $1.799M $320 + GST
      3BR Premium + Flexi 1,012 $1.686M – $1.81M $320 + GST
      4BR Premium + Flexi 1,313 – 1,324 $2.111M – $2.334M $400 + GST
      Land & Development Costs . Click to Open / Close

      On 16 August 2018, CDL with its joint venture partner CapitaLand secured this attractive mixed-use site at a tender bid of SGD$777.78 million.

      The site spans an area of 3.7-hectares, or 401,333 square feet. At a master plan plot ratio of 2.1, it equates to permissible gross floor area of 842,126 square feet.

      Which translates to a land rate of SGD$923.59 per sq ft per plot ratio (PSF PPR) for the 99-year leasehold site.

      The non-remittable and revised ABSD rates imposed on housing developers from 6 July 2018 onwards does not apply in this case, as the tender closed before that.

      After factoring in all the costs involved in developing the site, the break even could be around $1,400 PSF.

      However it is difficult to predict the final selling price, as there is a commercial component in the picture.

      About the Developer

      Sengkang Grand Residences is being developed by a tie-up of City Developments Limited and Capitaland Limited.

      Their joint bid was submitted through subsidiaries Siena Residential Development Pte Ltd and Siena Trustee Pte Ltd (as Trustee-Manager of Siena Commercial Trust). Each company holds a 50% interest in Siena Residential Development, Siena Trustee, and Siena Commercial Trust.

      South Beach Residences by CDL

      South Beach Residences by CDL . Developer for Sengkang Grand Residences

      About City Developments Limited (“CDL” or the “Group”)

      City Developments is known to be one of the most reputable and trusted of the local developers. It has been building homes in Singapore since 1963, and is listed on the SGX.

      Today the Group is one of Singapore’s largest companies, and a leading international hotel and property conglomerate. It is geographically diversified across 103 locations in 29 countries and regions. Its global portfolio includes offices, retail malls, hotels, serviced apartments, integrated developments, and more than 18 million square feet of residential space.

      CDL runs a network of over 300 associated subsidiaries & companies worldwide as well. Seven are listed on the stock exchanges of Hong Kong, New Zealand, the Philippines, and London.

      The main business of the Group is real estate development and investment. It is also involved in hotel ownership and management, hospitality solutions, and facilities management.

      Over the course of the last 55 years, CDL has built more than 43,000 homes across the market spectrum.

      Amongst its innumerable local projects are ones like Boulevard 88, Nouvel 18, Gramercy Park, Cliveden @ Grange, New Futura at Leonie Hill, The Sail at Marina Bay, One Shenton, Amber Park (both the old and the new), MeyeRise, 368 Thomson, Goldenhill Park, Golden Hill Villas, and South Beach with South Beach Residences (another mixed development) at Beach Road.

      South Beach Residences by CDL . Developer for this Sengkang Central Condominium

      South Beach Residences by CDL . Developer for this Sengkang Central Condominium

      For further details about City Developments, see (opens in new window).


      About Capitaland Limited (“Capitaland” or the “Group”)

      Capitaland is one of the largest and most diversified real estate groups in Asia. While listed and headquartered in Singapore, it owns and runs a worldwide portfolio worth SGD$123 billion as of June 2019.

      This spans a diversity of real estate classes. From residential to hospitality, retail to commercial, logistics, industrial, business parks, integrated developments, and urban developments.

      The Group focuses mainly on China and Singapore as its core markets, but has a footprint in more than 30 countries and 200 cities. Amongst these, it is expanding more into places like the USA, Europe, Australia, Vietnam, and India.

      Capitaland has developed a number of high-profile local projects. Like One Pearl Bank, Orchard Residences, D’Leedon, Interlace, Sky Habitat, The Nassim, and the mixed developments Bedok Residences and Marina One.

      Marina One . Mixed Development by Capitaland

      Marina One . Mixed Development by Capitaland

      For more info on Capitaland, see (opens in new window).

      Sengkang Grand Residences Location

      Sengkang Grand Residences Location Map

      Sengkang Grand Residences Location Map . Click to Enlarge

      1. Location. The Sengkang Grand Residences location is at the corner of Sengkang Central and Compassvale Bow. This is in the southern part of Sengkang estate, on its fringe with Hougang.

      2. Nearest MRT Station. The Sengkang Grand location enjoys the advantage of being right beside Buangkok MRT station. In fact, plans for the project are to link it seamlessly with the station. So residents will have direct sheltered access.

        Buangkok station is on the North-East line that goes to Serangoon, Doby Ghaut, Clarke Quay, Chinatown, Outram, and HarbourFront stations.

      3. F&B, Supermarkets, Shops, Banks. Sengkang Grand will have its own retail shops as well as a food centre.

        Added to that, just across the road are some shops, a food court, and a 24-hour Fairprice supermarket outlet.

        For more heavy duty shopping, one train stop up is Compass One mall at Sengkang Town Centre. Another stop up is Waterway Point at Punggol. Or you can travel slightly further down 3 stops to Nex at Serangoon station. All three are directly connected to the stations, so it’s sheltered end to end.

      4. Schools & Academic Institutions. Here is where the Sengkang Grand Residences location stands out. There are several primary schools partly, or fully within a one km radius.

        One of these, Nan Chiau Primary, is within 1 km of blocks 76 to 86. (Please confirm with the school itself.) While blocks 72, 74 and 88 are likely between the 1 to 2 km radius.

        Nan Chiau ranks among the top primary schools in informal ratings. However, do note that balloting may be needed even within the one km range.

        But for sheer practicality, Palm View Primary School next door might be better. Or even North Vista Primary 5 minutes walk across the road.

        Or you can opt for the other brand name school in the north-east, Holy Innocents Primary at Hougang, one MRT station away.

      5. Accessibility. From the Sengkang Grand location, it is a five minute drive to the nearest expressway, the KPE (Kallang Paya-Lebar Expressway). That leads down to join the PIE, ECP, and MCE. In fact, via the KPE, it takes less than half an hour off-peak to get to the CBD and Marina Bay.

        Sengkang Grand Residences is also within 25 minutes drive to Changi Airport, via the TPE.


      Singapore Property Phone Number
      Developer units here are Sold Out. But do drop us a line if keen to buy resale units.

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        Unit Type(s) Required
        1 Bedroom 1 Bedroom + Study 2 Bedrooms 2 Bedrooms + Study 3 Bedrooms 3 Bedrooms + Study 4 Bedrooms 5 Bedrooms or More

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