Treasure Crest

Overview & Key Facts

Treasure Crest is a 504-unit Executive Condominium (EC) by Sim Lian (Anchorvale) Pte Ltd, located along Anchorvale Crescent in Sengkang, District 19. The development obtained its Temporary Occupation Permit (TOP) in September 2018, on a 99-year lease commencing 2015, giving it approximately 88 years remaining as of 2026. Eight residential blocks of up to 17 storeys are arranged around a central facilities zone on a 17,450 sqm site designed for predominantly north-south orientation to minimise afternoon sun exposure.

Sim Lian Group is one of Singapore’s most pragmatic and family-oriented developers — known for large kitchen yards, space-efficient layouts with generously sized bedrooms, and quality branded fittings. At Treasure Crest, that philosophy is expressed through Bosch kitchen appliances, Hansgrohe sanitaryware, and Mitsubishi Electric air-conditioning across all unit types. The finishing standard sits comfortably above EC norms without reaching private-condominium luxury — exactly what families at this price point expect from Sim Lian.

As of April 2026, Treasure Crest is resale-eligible but not yet fully privatised. The unit mix is deliberately family-focused: 84 three-bedroom units (958 sqft), 364 three-bedroom premium units (1,076–1,249 sqft), and 56 four-bedroom units (1,345 sqft). No one-bedroom or two-bedroom units were offered — a deliberate choice by Sim Lian that reflects both the EC eligibility framework (households required) and the family character of the Sengkang catchment. The PSF trend across five years has been unambiguous: S$1,076 → S$1,119 → S$1,392 → S$1,434 → S$1,541 — a trajectory that reflects genuine demand rather than speculative rotation.

Location & Connectivity

Treasure Crest sits at the northern edge of Sengkang’s Anchorvale precinct, a mature residential cluster bounded by Anchorvale Crescent and Anchorvale Street. The development’s primary transport link is the Sengkang LRT system, with Cheng Lim LRT (SW1) approximately 250 metres away — a walk of roughly three minutes — and Farmway LRT (SW2) at 430 metres. From Cheng Lim, the LRT runs directly to Sengkang MRT (NE16, North East Line) in one stop, making the total rail journey from door to Sengkang MRT approximately 8–10 minutes including walk and wait time. From Sengkang MRT, residents can reach Serangoon interchange in two stops and Dhoby Ghaut in six.

The immediate neighbourhood amenity offering is strong. Compass Point (formerly Compass One) at Sengkang MRT is approximately 700 metres away and accessible by a single LRT stop — providing a supermarket, cinema, food court, enrichment centres, and extensive retail in an air-conditioned environment. Rivervale Mall and Rivervale Plaza, each under 1 km, offer NTUC FairPrice, hawker stalls, food outlets, and daily convenience. The Kopitiam Square wet market and food centre at Sengkang Town Centre — 60 stalls, half open 24 hours — is two LRT stops away. For larger shopping, Waterway Point at Punggol and The Seletar Mall at Fernvale are accessible within 15 minutes by LRT or car.

Sengkang Riverside Park is the development’s green lungs — a well-maintained waterside park with cycling paths, jogging trails, and family picnic areas that connects via the North Eastern Riverine Loop to Punggol Waterway and Coney Island Park. This park connector network is one of the most scenic in Singapore’s northeast, and residents regularly cite it as a decisive quality-of-life factor. Sengkang General Hospital is approximately 1.5 km away, and the Sengkang Sports and Recreation Centre provides an Olympic-sized swimming complex and sports hall within cycling distance. Expressway access is strong: TPE, SLE, CTE, and KPE are all reachable within minutes, connecting to the CBD in approximately 20–25 minutes off-peak.

One environmental consideration flagged consistently by Treasure Crest residents is low-altitude military aircraft noise: the Sengkang-Punggol corridor sits within the approach path of RSAF training routes, and fighter jet overflights can be loud — particularly during National Day rehearsals in July–August. This is a known characteristic of the entire northeastern residential zone and is not unique to Treasure Crest, but buyers with noise sensitivity should visit the site at different times before committing.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Treasure Crest’s facilities programme is purpose-built for family living rather than resort showmanship. For 504 units, the offering is appropriately scaled: a lap pool, spa pool, Jacuzzi, sun deck, tennis court, gymnasium, children’s pool with playground, gourmet BBQ dining pavilions, and a clubhouse function room. The eight blocks are arranged in a ring around the central facilities zone, maximising inward-facing views across the water and greenery while protecting pool privacy from the street. Most mid-to-high floor units on the inner-facing stacks overlook the pool deck directly.

The facility ratios are adequate rather than generous — one tennis court for 504 units is the practical limitation most commonly noted by residents, with booking slots filling quickly at peak weekend times. The lap pool is well-maintained and long enough for serious swimmers. The BBQ pavilions are a genuine community hub: residents report regular weekend gatherings and a strong kampung-spirit community fostered partly by the development’s manageable scale. The children’s pool and playground see heavy weekend use — units adjacent to this zone will experience more ambient noise, which is worth verifying during a site visit.

“The facilities are quite well maintained, as expected of a relatively new development. The size of the estate — 504 units — is neither too large nor too small, striking a good balance between community feel and manageable maintenance costs. We have friendly neighbours and a real kampung spirit here.”

— Owner-resident, five-year review via Stacked Homes

Parking is well-provisioned at 504 covered lots with 5 additional handicapped bays — a 1:1 ratio per unit that avoids the chronic parking shortfall that afflicts some denser developments in the area. The main entrance features a welcoming waterfall garden and entrance portico that elevates the arrival experience above the EC segment norm. Security is 24-hour with access control throughout the development. A side gate opens to an internal road leading to the car park — residents note this requires pedestrians to watch for vehicle traffic, a minor design trade-off in an otherwise well-considered site plan.

Pricing & Market Position

Across 186 recorded transactions (all-time), sale prices range from $1,015,000 to $2,250,000, averaging $1,580,071.

Over the last 12 months, transactions averaged $1,574 psf.

Rents range from $3,500 to $6,100 per month across 56 rental transactions. Current rental yield sits at approximately 3.2%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 47.1% (from $1,076 to $1,582 psf).

Neighbourhood Comparison

The most instructive comparison in the Anchorvale sub-market is Treasure Crest against its EC neighbours. The Vales (EC, 99-year from 2014, ~517 units) is the closest contemporary — launched slightly earlier and priced at a similar PSF at launch. Both are Sengkang ECs with LRT access, and both have delivered strong post-MOP appreciation. Treasure Crest has consistently transacted above The Vales in PSF terms on the resale market, attributable partly to Sim Lian’s stronger brand recognition for build quality and partly to its slightly better LRT positioning. Bellewaters (EC, 99-year from 2013, 651 units) is larger and slightly older — another Sengkang EC that Treasure Crest buyers consistently use as a benchmark. Treasure Crest’s Sim Lian quality advantage over Bellewaters is a recurring theme in resident comparisons.

Against the private condominiums in District 19, the PSF gap is striking. Chuan Park (S$2,596 psf, 99-year, Lorong Chuan) trades at a 69% PSF premium to Treasure Crest — a gap that reflects both its MRT-adjacent position on the Circle Line and its substantially stronger CCR-proximate address. For buyers who qualify under EC resale criteria and are comfortable with the Sengkang location, Chuan Park’s premium is difficult to justify purely on yield or near-term appreciation grounds. Florence Residences (S$1,743 psf, 99-year from 2020, Hougang) is the most directly relevant private-condo comparison: a family-focused development in the northeast corridor with strong school proximity. Florence trades at a 13% PSF premium over Treasure Crest — justified by its fully private status (no EC restrictions), newer completion date, and direct MRT access at Hougang MRT. For families who do not need EC resale eligibility restrictions to apply, Florence’s premium may be warranted; for those who qualify for EC resale, Treasure Crest offers comparable family amenities at a meaningful discount.

Looking forward to 2028 privatisation, Esparina Residences (S$1,694 psf, fully privatised since 2024, District 19, Buangkok) provides the most useful post-privatisation comparable. Esparina achieved approximately 47% appreciation since its 2019 MOP — a trajectory that illustrates the EC privatisation re-rating effect. If Treasure Crest follows a similar trajectory from its current S$1,541 psf base, the 2028–2030 period could be productive for current buyers. Esparina’s advantage is its exceptional 220m proximity to Buangkok MRT; Treasure Crest counters with fresher lease (88 years vs 83 years), stronger profitability score (87/100), and a larger share of three-bedroom premium units suited to family living.

Lease Decay Analysis

The 99-year lease runs from 2015, meaning approximately 11 years have already been consumed. Roughly 88 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~78 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates TREASURE CREST across multiple dimensions.

What Residents Say

“Picking Treasure Crest was a no-brainer for us — it ticked all the boxes. Good transport links to the CBD via the LRT to Sengkang MRT, not too close to the main road, close to Compass Point for shopping, and surrounded by greenery and the park connector. The price was also lower than The Vales or Bellewaters nearby, and we couldn’t argue with that.”

— Owner-resident, three-bedroom premium, five-year review via Stacked Homes

“The Sim Lian utility yard design is something we really appreciate. We don’t need to use the balcony for laundry — it keeps the facade looking tidy. The bedrooms are genuinely bigger than what you get in similar-priced developments; our kids each have room for a bed and a study desk, which made a huge difference when homework loads increased. The branded fittings — Bosch and Hansgrohe — still look good five years in.”

— Owner-resident, four-bedroom, via 99.co

“One thing that surprised us was the community here. Because it’s only 504 units, you start to recognise faces and people actually talk to each other at the pool. My biggest gripe is the fighter jet noise — it was noticeable when we started working from home during COVID. It’s not constant, but on some mornings it can be quite loud with windows open. Also the tennis court — only one for the whole development, and it books out fast on weekends.”

— Owner-resident, three-bedroom premium, via EdgeProp

“We bought at launch in 2016 and the capital gains at MOP exceeded our most optimistic projections. The resale market has been very active since 2023 and we’ve seen units transact well above S$1,600 psf. As an investment it’s been exceptional — the school catchment and LRT connectivity keep rental demand strong, and we’re watching the privatisation timeline closely as we think there’s another leg of appreciation when that opens to foreign buyers in 2028.”

— Investor-owner, three-bedroom, via ResaleEC.sg

Strengths & Weaknesses

Verdict

Treasure Crest’s investment thesis has been validated with unusual clarity. Buyers who entered at S$730–S$750 psf in 2016 and held to MOP in 2023 are looking at 100%+ capital appreciation in seven years — a return that outperforms most private condominiums launched in the same vintage and remains compelling even for buyers entering at today’s S$1,541 psf average. The 87/100 profitability score reflects this track record, and the forward investment case still has two structural tailwinds: the Punggol Digital District employment node driving north-east rental demand, and full privatisation around 2028 broadening the buyer pool to include permanent residents and foreigners for the first time.

The honest limitations are the lease trajectory and the LRT dependency. At approximately 88 years remaining from a 2015 lease, Treasure Crest is comfortably above the 75-year CPF and financing threshold, with no near-term restrictions on CPF usage or standard loan tenures. The clock becomes a consideration around 2040 — relevant for buyers planning a 15+ year hold who should model their exit against a 72–75 year lease remaining. The LRT commute adds 8–12 minutes per journey versus an MRT-adjacent address, which is material for daily CBD commuters but largely irrelevant for the growing cohort of northeast-based workers and hybrid-schedule professionals.

At S$1,541 psf average, Treasure Crest sits at a meaningful discount to Chuan Park (S$2,596 psf) and Florence Residences (S$1,743 psf) — private condominiums in District 19 that compete for the same family buyer pool but on fully-privatised, freehold-adjacent or higher-PSF terms. For families who qualify under EC resale rules, Treasure Crest delivers Sim Lian build quality and a proven appreciation track record at a 12%+ discount to the nearest private-condo comparable. The gross yield of 3.27% is respectable and well-supported by the school catchment, hospital proximity, and the Punggol Digital District employment corridor. This is a development for buyers who want disciplined, proven value rather than speculative upside.