Overview & Key Facts
ESPARINA RESIDENCES is a 99 yrs lease commencing from 2010 condominium at COMPASSVALE BOW in District 19 (OCR), developed by FCL COMPASSVALE PTE. LTD, comprising 573 units, completed in 2014.
Location & Connectivity
ESPARINA RESIDENCES is approximately 220m from Buangkok MRT station, with 8 stations within 1.5 km.
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | Primary | 390m |
| Sengkang Secondary School | Secondary | 840m |
| Seng Kang Primary School | Primary | 930m |
| Anchor Green Primary School | Primary | 960m |
| Compassvale Primary School | Primary | 1.1 km |
| North Vista Primary School | Primary | 1.3 km |
| North Vista Secondary School | Secondary | 1.3 km |
| Sengkang Green Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 70 | $1,480 psf | $1,235,582 |
| 3 BR | 109 | $1,532 psf | $1,608,378 |
| 4 BR | 20 | $1,362 psf | $2,047,028 |
Market Position
ESPARINA RESIDENCES has recorded 199 sales at an average price of $1,521,329.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ESPARINA RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,441/mo | $1,235,582 | 3.34% |
| 3 BR | $4,234/mo | $1,608,378 | 3.16% |
| 4 BR | $4,850/mo | $2,047,028 | 2.84% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 34 | $1,165 psf | — |
| 2022 | 27 | $1,304 psf | ↑ 12.0% |
| 2023 | 32 | $1,502 psf | ↑ 15.2% |
| 2024 | 49 | $1,626 psf | ↑ 8.2% |
| 2025 | 42 | $1,673 psf | ↑ 2.9% |
| 2026 | 15 | $1,672 psf | ↓ 0.0% |
Loading chart data...
The series remains near its 2025 high — ESPARINA RESIDENCES prices sit 43.6% above where they began in 2021.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Lease Analysis
With 83 years remaining on its 99-year lease, ESPARINA RESIDENCES still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits families with young children, multi-generational families, yield-focused investors and long-term hold (10+ yr) best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
ESPARINA RESIDENCES is a 99 yrs lease commencing from 2010 development in District 19 (OCR), with 573 units, offering a gross yield of 3.1%.
At ~$1,673 psf, it represents a competitive entry point in the OCR segment.
Explore the full ESPARINA RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ESPARINA RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for ESPARINA RESIDENCES?
Is ESPARINA RESIDENCES freehold?
What is the rental yield for ESPARINA RESIDENCES?
Which MRT is nearest to ESPARINA RESIDENCES?
Sources & Next Steps
- ESPARINA RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 199 transactions
- Rental data: 255 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 199 records analysed · Source: URA private-sale caveats