Sengkang Grand Residences – Integrated with Buangkok MRT, Bus Interchange & Retail Malls
Sengkang Grand Residences Integrated development at the heart of Sengkang Central is expected to launch in Sep/Oct 2019. In this review, I will show you some facts and analysis. Please follow Quick Links or feel free to register your interest or contact us for latest movement.
Sengkang Grand Residences Overview
For the first time in a decade, leading homegrown international property developers CapitaLand and City Developments Limited (CDL) team up to present Sengkang Grand Residences – comprises 9 residential towers with 680 apartments above a 3-storey mall that connects seamless with Buangkok MRT and a new bus Interchange.
Reasons why you should consider Sengkang Grand Residences
1. Sengkang Grand Residences is the largest commercial and residential site awarded since year 2015.
2. Integrated development with retail mall & Transport Hub(Bus Interchange and MRT) is rarely available, which occupies less than 2% of the total condo units in Singapore.
3. Buangkok is a relatively laid-back estate compared to the bustling Sengkang and Hougang.
4. Both joint developers, CapitaLand and CDL, are highly reputable, established and have many award-winning developments under their belt.
Named in Teochew after a rubber plantation company, Buangkok is a former kampong located between Hougang and Kangkar (now Sengkang). Today’s Buangkok has vaguely overlapping boundaries with Sengkang and Hougang in District 19.
It is also the only place in Singapore mainland where its last kampong still stands. With no more than 30 households stretching over 1.22ha and surrounded by newer and modern-looking flats in Lorong Buangkok, Kampong Lorong Buangkok is a hidden gem for curious visitors seeking rustic and nostalgia old Singapore, for as long as it is left untouched for housing development.
Released for tender by Urban Redevelopment Authority (URA) under the Government Land Sales (GLS) programme in Dec 2017, this 3.7ha site directly above Buangkok North East Line (NEL) station is the largest site for commercial and residential usage since 2015. However, owing to the large land area and stringent development criteria, where URA envisions it to be a focal landmark for Buangkok, a dual-envelope (concept and price) tender has been called instead.
In this tender, only concept proposals that had substantially satisfied the evaluation criteria were shortlisted for the second round where the highest bidder wins. Such a tender usually attracts joint ventures or mega developers due to the high cost and complexities involved. Leveraging on the expertise of both CapitaLand and CDL, they successfully won the joint bid at $777.78m.
|School||Palm View Primary||150m|
|North Vista Primary||390m|
|Nan Chiau High School||730m|
|Nan Chiau Primary||1km|
|Library||Sengkang Library||1 station at Sengkang|
*Click to open it in Google Map
Being located right above Buangkok MRT means direct sheltered access for residents taking the NEL.
It is 3 stations away from the future Punggol Coast terminus, due to operate by 2023 in tandem with the opening of Punggol Digital District. The existing Punggol terminus is set to become an MRT interchange with the commencement of Cross Island Line (CRL) by 2030 earliest.
Ranging from 7-29 minutes of train travel time, Buangkok MRT is connected to 6 MRT interchanges along the way southwards, namely Serangoon (NE/CCR), Little India (NE/DT), Dhoby Ghaut(NE/NS/CCR), Chinatown(NE/DT), Outram Park(NE/EW/TE), and Harbourfront(NE/CCR).
Come 2029, Hougang, one station from Buangkok, will become an interchange with CRL upon completion of the new station.
This project is also near two expressways – Tampines Expressway (TPE) and Kallang-Paya Lebar Expressway. Both taking 4 minutes drive, TPE is connected via Sengkang East Road whole KPE is a eastwards drive from Buangkok Drive.
From TPE, drivers can head west to Seletar Expressway (SLE) and Central Expressway (CTE) or east towards Pan-Island Expressway (PIE) and Changi Airport.
Being an integrated development with 3 levels of retail mall and hawker centre, residents in Sengkang Grand Residences will enjoy abundant of shopping and dining options at your doorstep.
Wide options can be found in two of the largest shopping malls in the north-east region, i.e. Punggol Waterway Point (2 stations) or Nex shopping Malls (3 stations) through direct North-East Line MRT access.
Various commercial nodes can be found within 3km radius to Sengkang Grand Residences, or 10 mins drive distance.
A new Punggol Digital District, Singapore’s first enterprise district is to grow the digital industry with 28,000 new jobs and Singapore Institute of Technology (SIT) campus.
Seletar has now transformed into a global aerospace hub with its 320ha Seletar Aerospace Park. Featuring over 60 local and international aerospace companies including ST Aerospace, Rolls-Royce, Airbus and Bombardier, Seletar Aerospace Park provides vibrancy for the aerospace industry with over 6,000 industry professionals working under one roof.
Defu Industrial Estate is currently undergoing a 20-year redevelopment from a general and food industrial estate into Defu Industrial Park, a 130ha land area offering 2.1m sqm of industrial space for industries including logistics, engineering, clean energy, biomedical and existing general industrialists.
In the near future, a new 110ha Lorong Halus Industrial Park will be built over the former landfill, a first in Singapore. Taking advantage of the Sungei Serangoon riverfront and the two landfill topographies, this next-generation industrial park will cater to light and clean industries such as food and lifestyle, bringing more employments to the northeast region.
Serangoon Central will be upgraded to sub-regional centre status under the URA Draft Masterplan 2019. More commercial buildings will be built in the next decade, providing work opportunities for people living in the northeast.
Post-2030, once Paya Lebar Airbase relocates to Changi Airbase, the free up 800ha land, bigger than Bishan and Toa Payoh combined, will be a brand new community gathering residential, commercial and industrial developments all in one place.
As shown in the table above, the immediate schools within walking distance from Sengkang Central Residences are Palm View Primary School (right behind) and North Vista Primary School which takes about 5 minutes of walking time.
Highly sought-after and established Nan Chiau Primary School is also within 1km.
Residents can leisurely stroll to Punggol Park to have some fun, fish at the 5-hectare pond, jog along the shady path or simply relax at the outdoor dining places.
You can also head down the Punggol Waterway or explore the rustic heritage of Punggol Promenade, Punggol Point and Coney Island. Diners reminiscing the days of dining by the Punggol Road end can enjoy similar experience at The Punggol Settlement.
Besides work, the rustic and greenery of Seletar provides recreational activities as well. The Oval, a lifestyle epicentre of Seletar Aerospace Park, alongside Wheeler’s Estate, offers many dining options and outdoor events amidst the conserved black and white colonial bungalows.
There will also be a new park at Hampstead Gardens for park-goers to enjoy the existing wetlands. This is in additional to the existing Yishun Dam and the newly opened Rower’s Bay Park where cyclists can enjoy unblocked views of Yishun and Johor Straits.
Jalan Kayu, a road but in 1928 to link Seletar Airbase, is now a quiet neighbourhood with rows of shophouses dating back to the 1960s, unaffected by the HDB flats that sprung up in nearby Sengkang West/Fernvale. This nostalgic enclave is home to the famous Jalan Kayu roti prata.
Healthcare professionals will be pleased to know that the newly opened Sengkang General Hospital and its adjacent Community Hospital is only 3 bus stops away from this project via bus service 43, or two stations away from Buangkok MRT at Cheng Lim LRT, transferable at Sengkang ITH.
Envisioned by URA as a key marker for Buangkok, Sengkang Grand Residences has an 680 condo units in 9 high-rise blocks for its residential portion. The non-residential portion will have a sheltered Integrated Transport Hub at basement (MRT) and ground floor (bus), hawker centre at level 2 and a community club spanning over 3 storeys. The childcare centre and 3 levels of retail shops, commercial schools, supermarket take up the remaining portion.
As mentioned earlier, the winning concept must adhere to the stringent development criteria set by the URA. Its design must seamlessly integrate both communal spaces and ITH in an environment that responds accordingly to the Singapore’s climate. On top of that, there must also have direct and porous pedestrian movement between both the mixed and surrounding developments. Both joint developers took that in mind and introduced an architecture with lush landscaping and community programming.
Being the only mixed development in Buangkok with ITH, this project will enhance walkability around the neighbourhood by building a linear park that runs along the frontage facing Sengkang Grand and Compassvale Ancilla Park besides it. This linear park will also have play areas, street furniture, an outdoor activity plaza as well as a garden ramp called “Green High Line”, connecting residents and the public from Compassvale Ancilla Park to the hawker centre at 2nd storey.
Addressing to the climate, the community plaza at the heart of the development will be a naturally ventilated and sheltered public space that can host from small informal gatherings to large social events.
Envisioned as "The Landmark for Community Living", this integrated development will be a distinctive and endearing icon and serves as the nucleus for the whole Buangkok and Greater Sengkang area.
Sengkang Grand Residences are curated with beautiful landscape and provide comprehensive facilities such as 50m Lap Pool, Parkour Gym, TreeTop Walk, Trampoline Thrill and Five Senses Garden.
There will be a selection of 1-Bedroom + Study units to 4-Bedroom Premium + Flexi units to choose from. Every unit will be furnished with branded appliances from De Dietrich including fridge, cooker hood, hob, oven and washer dryer as well as quality sanitary wares and fittings from Duravit and Hansgrohe.
|Project Details||Sengkang Grand Residences|
|Location||Sengkang Central, next to Buangkok MRT station|
|Developer||CapitaLand and CDL|
|Site Area||37,254.9 sqm / 401,008.4 sqft|
|No. of Blocks/Storeys||9 blocks|
|Total No. of Units||680 Units|
|No. of Car Park Lots|
|Tenure||99 years from 13 Nov 2018|
|Payment Scheme||Normal Progressive|
|Site Use||Mixed Developement|
|Security||24 Hours Security Guard|
Sengkang Grand Residences Price, Unit Types, Sizes
|Bedroom Type||No of Units||Size||Price|
|1 Bedroom / + Study||131||474-506 sqft / 44-47 sqm|
|2 Bedroom / + Study||242||624-764 sqft / 58-71 sqm|
|3 Bedroom / + Flexi||259||936-1012 sqft / 87-94 sqm|
|4 Bedroom||49||1313-1324 sqft / 122-123 sqm|
|Penthouse||fr sqft / fr sqm|
*Estimated. Subject to change.
Sengkang Grand Residences Floor Plan
To be updated.
Sengkang Grand Residences Price Comparison
Integrated developments are rarely available in Singapore. There are only 5 such projects launched in the past decades, namely The Centris, Bedok Residence, Hillion Residences, Watertown, and North Park. In fact there has been no such launches for the past 4 years since North Park in 2015.
In view of the convenience that integrated developments provide, home owners are willing to pay on average 15-25% premium in price compared to the surrounding condos. (refer to below Watertown and Hillion Residences price comparison with nearby condos)
Let's take a look at nearby developments. There are no 2 bedroom units in The Quartz. Esparina Residences offers a lower price as it's EC status. The closest comparison should be with Jewel @ Buangkok. In view of the 6 years longer lease and its brand new status, adding 15% premium for integrated projects, I would consider $1,550-1,600psf as reasonable price to invest into Sengkang Grand Residences. If the developer could price the 2-bed in between 900k-1.1M, the take up rate should be healthy.
Some thoughts on Sengkang Grand Residences
1. Mixed developments normally fetch a higher price than a normal residential development, not to mention an integrated developments with a transportation Hub just below. Residents can save time and money on grocery, shopping and travelling to work. Home owners or tenants do value the convenience of this kind of developments.
2. People who prefer a quiet neighbourhood may find integrated developments not as exclusive as huge human traffic will be attracted to the area and noise level could be lifted as a result.
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