Esparina Residences
Esparina Residences is a 99-year executive condominium in District 19 (Sengkang) that obtained TOP in 2013, with 573 units across 9 blocks. Across 964 transactions on record, units have recently transacted around S$1.92M (S$1,728 psf, ~1,066 sqft). There are 57 units for sale from S$1.40M to S$2.98M. The lease has approximately 83 years remaining.
| Tenure | 99-year leasehold from 2010 (≈83 years left) |
|---|---|
| TOP year | 2013 |
| Developer | FCL COMPASSVALE PTE LTD |
| Units | 573 in 9 blocks |
| District and area | District 19 · Sengkang · OCR |
| Nearest MRT | Buangkok MRT, 224 m (~4 min walk) |
| Latest median psf | S$1,728 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at Esparina Residences?
Esparina Residences has 57 units listed for sale, asking S$1.40M to S$2.98M (median S$1,737 psf), and 31 units for rent at a median of S$4,000 a month.
For sale
57 listings
S$1.40M – S$2.98M
For rent
31 listings
S$1,599 – S$5,000 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 23 | S$1.40M–S$1.64M | S$1,737 psf |
| 3-bedroom | 32 | S$1.83M–S$2.50M | S$1,380 psf |
| 4-bedroom | 2 | S$2.98M–S$2.98M | S$2,036 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Esparina Residences?
Floor plans for Esparina Residences aren't in PropKaki's library yet. Across 964 URA caveats, units range from 829 sqft to 2,583 sqft, and the middle half are 829 sqft to 1,066 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 828 sqft to 883 sqft | S$1.40M · S$1,737 psf |
| 3-bedroom | 1,001 sqft to 1,776 sqft | S$1.83M · S$1,380 psf |
| 4-bedroom | 1,464 sqft | S$2.98M · S$2,036 psf |
Check the Floor Plan Finder for Esparina Residences →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Esparina Residences?
Units have recently transacted around S$1.92M (S$1,728 psf), at a gross rental yield of about 2.2% (URA caveat data).
Recent median price
S$1.92M
recent · 964 sales on record
Median PSF
S$1,728 psf
recent transactions
Median rent (monthly)
S$3,508
404 rentals on record
Gross rental yield
2.2%
indicative, gross
Units currently for sale are asking a median of S$1,737 psf.
Source: URA caveat data, through Aug 2026.
What has recently sold at Esparina Residences?
Esparina Residences has 964 recorded sales; the most recent transacted at S$1,432,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$1,432,000 | 829 | S$1,728 psf |
| Jul 2026 | S$1,930,000 | 1,066 | S$1,811 psf |
| Jul 2026 | S$1,980,000 | 1,066 | S$1,858 psf |
| Jul 2026 | S$1,850,000 | 1,001 | S$1,848 psf |
| Jul 2026 | S$1,950,000 | 1,066 | S$1,830 psf |
| Jul 2026 | S$1,388,000 | 829 | S$1,675 psf |
| May 2026 | S$1,280,000 | 829 | S$1,544 psf |
| May 2026 | S$2,650,000 | 1,464 | S$1,810 psf |
| Mar 2026 | S$1,388,000 | 829 | S$1,675 psf |
| Mar 2026 | S$1,920,000 | 1,066 | S$1,802 psf |
| Mar 2026 | S$2,000,888 | 1,163 | S$1,721 psf |
| Mar 2026 | S$2,150,000 | 1,399 | S$1,536 psf |
964 sales and 404 rentals on record since Oct 2010. Source: URA.
Are prices at Esparina Residences rising?
The median transacted PSF at Esparina Residences has risen 94% over the past 9 years (2017–2026), from S$911 psf to S$1,764 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,764 psf | S$1.89M | 21 | +4.4% |
| 2025 | S$1,689 psf | S$1.48M | 42 | +3.8% |
| 2024 | S$1,627 psf | S$1.65M | 49 | +7.0% |
| 2023 | S$1,520 psf | S$1.53M | 32 | +14.4% |
| 2022 | S$1,329 psf | S$1.40M | 27 | +13.6% |
| 2021 | S$1,170 psf | S$1.20M | 38 | +3.2% |
| 2020 | S$1,134 psf | S$1.18M | 37 | +1.6% |
| 2019 | S$1,116 psf | S$1.10M | 80 | +4.1% |
| 2018 | S$1,072 psf | S$940k | 66 | +17.7% |
| 2017 | S$911 psf | S$938k | 3 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Esparina Residences a good investment?
Of 398 units at Esparina Residences that were bought and later resold (bought from 2010, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 49% over a median 8.4-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.2%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 398 resales here
Median gain
49%
gross, before costs
Median hold
8.4 years
bought to resold
Every unit at Esparina Residences with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Esparina Residences and what's nearby?
Esparina Residences is located in Sengkang, in the North-East Region of Singapore.
Esparina Residences is a 99-year executive condominium completed in 2013. It was developed by FCL COMPASSVALE PTE LTD. The development has 573 residential units. It sits on a land area of 19,000 sqm and has a gross floor area of 57,000 sqm. The plot ratio is 3.0.
ESPARINA RESIDENCES is located at 117 Compassvale Bow, Singapore 544814. It is part of District 19, Serangoon Garden / Hougang / Punggol, Sengkang. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Buangkok MRT, approximately 224m away, around 4 minutes on foot. Nearby amenities include Hougang Mall for shopping, NTUC Fairprice Co-operative Ltd for groceries, Buangkok Hawker Centre for food options, and Hdb - Compassvale Ln (Blk 205B) for greenery and recreation. Facilities in the development include Barbeque Area, Fitness corner, Function room, Gymnasium room, Lap pool, and Multi-purpose hall.
How far is Esparina Residences from MRT and schools?
The nearest MRT/LRT to Esparina Residences is Buangkok MRT, about 224 m away (~4 min walk). 9 schools are within 1 km, including 5 primary schools.
Getting around
- Buangkok MRT224 m · ~4 min
- Renjong LRT542 m · ~9 min
- Ranggung LRT698 m · ~11 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Palm View Primary SchoolPrimary schoolwithin 1 km · P1 priority209 m
- North Vista Primary SchoolPrimary schoolwithin 1 km · P1 priority521 m
- Punggol Primary SchoolPrimary schoolwithin 1 km · P1 priority573 m
- Yio Chu Kang Primary SchoolPrimary schoolwithin 1 km · P1 priority774 m
- Nan Chiau High SchoolSecondary schoolwithin 1 km783 m
- North Vista Secondary SchoolSecondary schoolwithin 1 km873 m
- Montfort Secondary SchoolSecondary schoolwithin 1 km922 m
- Montfort Junior SchoolPrimary schoolwithin 1 km · P1 priority925 m
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Esparina Residences and how big is the development?
Esparina Residences was developed by FCL COMPASSVALE PTE LTD, designed by ADDP ARCHITECTS, with 573 units over up to 18 storeys.
- Developer
- FCL COMPASSVALE PTE LTD
- Architect
- ADDP ARCHITECTS
- Main contractor
- LUM CHANG BUILDING CONTRACTORS PTE LTD
- Floors
- 18 storeys
- Blocks
- 9
- Land area
- 19,000 sqm (204,514 sqft)
- Gross floor area
- 57,000 sqm (613,542 sqft)
- Plot ratio
- 3.00
What facilities does Esparina Residences have?
Esparina Residences has 11 facilities, including Barbeque Area, Fitness corner, Function room, Gymnasium room, and more.
What does it cost to own a unit at Esparina Residences?
Buying a unit at Esparina Residences (~S$1.92M) needs about S$14,055/mo in income and S$6,466/mo in repayments, after S$65,600 stamp duty and a S$480k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.92M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$65,600
BSD, tiered
Downpayment (25%)
S$480k
cash + CPF
Monthly instalment
S$6,466/mo
30y @ 3.5%
Income required
S$14,055/mo
TDSR @ stress rate
How many property agents are active around Esparina Residences?
11,112 CEA-registered agents closed at least one recorded deal in District 19 — where Esparina Residences sits — in the last 12 months, across all property types.
Active agents · 12mo
11,112
District 19 · closed ≥1 deal
Deals on record
72,395
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Esparina Residences? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Esparina Residences's own transactions.
PropKakiRecent units at Esparina Residences sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Esparina Residences
Is Esparina Residences freehold?⌄
No. Esparina Residences is on a 99-year lease that started in 2010, with about 83 years left.
How old is Esparina Residences?⌄
Esparina Residences was completed (obtained TOP) in 2013, so it is about 13 years old.
Is Esparina Residences a good investment?⌄
Of 398 units at Esparina Residences that were bought and later resold (bought from 2010, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 49% over a median 8.4-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.2%. Past resale results don't predict future returns, and this is not financial advice.
Is Esparina Residences an EC?⌄
Yes. Esparina Residences is an executive condominium (EC).
Who is the developer of Esparina Residences?⌄
Esparina Residences was developed by FCL COMPASSVALE PTE LTD.
What is the price of a condo at Esparina Residences?⌄
Units at Esparina Residences have recently sold for around S$1.92M (S$1,728 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 57 units are listed for sale from S$1.40M to S$2.98M.
Where is Esparina Residences located?⌄
Esparina Residences is at 117 Compassvale Bow, Singapore 544814, in Sengkang (District 19). The nearest MRT station is Buangkok MRT, about 224 m away.
How many units are there in Esparina Residences?⌄
Esparina Residences has 573 units in 9 blocks, up to 18 storeys high.
How much do I need to earn to buy at Esparina Residences?⌄
For a unit around S$1.92M as a first home, you'd need roughly S$14,055/mo in income (assessed at the stress-test rate), with repayments near S$6,466/mo after a S$480k (25%) downpayment and S$65,600 Buyer's Stamp Duty.
Are prices at Esparina Residences going up?⌄
The median price per square foot at Esparina Residences has risen about 94% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Esparina Residences?⌄
Palm View Primary School, North Vista Primary School, Punggol Primary School, Yio Chu Kang Primary School are within 1 km of Esparina Residences. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.