Overview & Key Facts
JEWEL @ BUANGKOK is a 99 yrs lease commencing from 2012 condominium at COMPASSVALE BOW in District 19 (OCR), developed by WHITE HAVEN PROPERTIES PTE LTD, comprising 616 units, completed in 2017.
Location & Connectivity
JEWEL @ BUANGKOK is approximately 310m from Buangkok MRT station, with 8 stations within 1.5 km.
Schools & Education
16 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | Primary | 560m |
| Sengkang Secondary School | Secondary | 980m |
| Seng Kang Primary School | Primary | 1.1 km |
| Anchor Green Primary School | Primary | 1.1 km |
| Compassvale Primary School | Primary | 1.2 km |
| Sengkang Green Primary School | Primary | 1.4 km |
| Greendale Primary School | Primary | 1.4 km |
| Greendale Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 21 | $1,595 psf | $764,429 |
| 1 BR | 5 | $1,548 psf | $1,030,500 |
| 2 BR | 106 | $1,585 psf | $1,234,701 |
| 3 BR | 54 | $1,630 psf | $1,898,178 |
| 4 BR | 11 | $1,523 psf | $2,221,000 |
| 5+ BR | 1 | $1,258 psf | $2,600,000 |
Market Position
JEWEL @ BUANGKOK has recorded 198 sales at an average price of $1,422,305.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at JEWEL @ BUANGKOK typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,665/mo | $1,030,500 | 3.10% |
| 2 BR | $3,199/mo | $1,234,701 | 3.11% |
| 3 BR | $3,922/mo | $1,898,178 | 2.48% |
| 4 BR | $4,764/mo | $2,221,000 | 2.57% |
| 5 BR | $5,400/mo | $2,600,000 | 2.49% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 41 | $1,354 psf | — |
| 2022 | 35 | $1,447 psf | ↑ 6.8% |
| 2023 | 23 | $1,625 psf | ↑ 12.3% |
| 2024 | 40 | $1,672 psf | ↑ 2.9% |
| 2025 | 40 | $1,745 psf | ↑ 4.4% |
| 2026 | 19 | $1,847 psf | ↑ 5.8% |
Loading chart data...
The latest reading marks the highest point in this series — JEWEL @ BUANGKOK prices have climbed 36.4% since 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 85 years remaining on its 99-year lease, JEWEL @ BUANGKOK still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, car-owning households and p1 school balloting families. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
multi-generational families and long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and en-bloc speculators — other options likely serve them better. TOP 2017 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
JEWEL @ BUANGKOK is a 99 yrs lease commencing from 2012 development in District 19 (OCR), with 616 units, offering a gross yield of 2.8%.
At ~$1,778 psf, it represents a competitive entry point in the OCR segment.
Explore the full JEWEL @ BUANGKOK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JEWEL @ BUANGKOK against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for JEWEL @ BUANGKOK?
Is JEWEL @ BUANGKOK freehold?
What is the rental yield for JEWEL @ BUANGKOK?
Which MRT is nearest to JEWEL @ BUANGKOK?
Sources & Next Steps
- JEWEL @ BUANGKOK 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: 198 transactions
- Rental data: 638 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 198 records analysed · Source: URA private-sale caveats