The Quartz stands at the corner of Compassvale Bow and Sengkang East Road as one of District 19’s most quietly compelling propositions: a 625-unit, 99-year leasehold condominium that GuocoLand (Winterhall) launched directly adjacent to Buangkok MRT in 2006, collected its Temporary Occupation Permit in 2009, and has since spent the better part of two decades accumulating a loyal following among young families and savvy investors who noticed what the broader market was slow to price in. In 2025, Stacked Homes singled out The Quartz as one of the year’s top-performing heartland condos — a distinction earned not by flashy architecture but by consistently strong resale margins generated from an address that has only grown more connected and liveable since the development first opened its gates. Sale prices in the twelve months to mid-2026 have ranged from S$1,417 to S$1,584 per square foot, with the highest recorded transaction reaching S$1,656 psf in December 2025, underscoring how much residual demand exists for well-located OCR stock that was originally sold at sub-S$700 psf launch prices.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 19 — encompassing Hougang, Punggol, and Sengkang — has undergone a structural transformation over the past decade that has reset how analysts value OCR real estate in Singapore’s north-east corridor. The opening of the North East Line in 2003 planted the seed; the subsequent buildout of Sengkang New Town, Compass Point, and the eventual arrival of Sengkang Grand Mall (integrated with Sengkang MRT and a community hub in 2023) has since transformed the catchment from a peripheral bedroom estate into a self-contained township with genuine retail, F&B, healthcare, and educational depth. The Quartz benefits directly from this maturation. Buangkok MRT (NE15) is a short walk from the development’s main lobby, connecting residents to Dhoby Ghaut in under thirty minutes. Bus services from the adjacent interchange extend coverage to Tampines, Ang Mo Kio, and the expressway network. Within a one-kilometre radius, residents can access Buangkok Square, two FairPrice supermarkets, a hawker centre, Buangkok Public Library, and a cluster of primary and secondary schools that consistently rank among D19’s most oversubscribed, including Compassvale Primary, Sengkang Green Primary, and Nan Chiau Primary. This concentration of amenities, transport, and schooling within walking or cycling distance explains why The Quartz has maintained occupancy rates above the district average and why its asking rents have edged up even as new supply has entered the corridor. For context, URA data places the D19 non-landed average at roughly S$1,495–1,550 psf for resale transactions in 2025–2026 — a band that The Quartz now sits squarely within despite carrying a lease that commenced in 2005. Understanding the lease clock is therefore central to any honest evaluation of this development, and it is a thread we will return to in the risks section.
The Quartz was marketed under GuocoLand’s Winterhall subsidiary and launched at a time when Sengkang was still a punchline among CCR-centric buyers. That contrarian timing turned out to be a structural advantage: units were priced to move at S$580–720 psf at launch, a valuation that left generous headroom for appreciation as the district caught up. The development’s 625 units are spread across multiple mid-rise blocks arranged around a central landscape deck, with facilities including two tennis courts, a floating clubhouse, gymnasium, 50-metre lap pool, spa pool, children’s pool, sky terrace, yoga corner, outdoor gym, basketball court, and barbecue pavilions. The scale and variety of the facility provision is notably above what smaller boutique condos in the same price band typically offer, and the clubhouse — positioned above the pool on a floating platform — is an architectural flourish that remains a talking point among residents who have lived in the development for years.
We track 129 sales and 281 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE QUARTZ dashboard.
- Average sale price: $1,539,596 across 129 transactions
- Estimated gross rental yield: 3.1%
- District 19 PSF ranking: Mid-range (top 57%)
- 99 yrs lease commencing from 2005 · OCR · D19 · 625 units
About THE QUARTZ
THE QUARTZ is a 99 yrs lease commencing from 2005 condominium, located at COMPASSVALE BOW in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by WINTERHALL PTE LTD (GUOCOLAND LTD), comprising 625 residential units, completed in 2009.
With approximately 78 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE QUARTZ:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 110 | $1,326 psf | $1,500,647 |
| 4 BR | 19 | $1,236 psf | $1,765,089 |
Sales Market Overview
THE QUARTZ has recorded 129 sale transactions with an average transaction price of $1,539,596, ranging from $1,060,500 to $2,388,800.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 24 | $1,091 psf | $1,268,188 | — |
| 2022 | 30 | $1,245 psf | $1,433,686 | ↑ 14.1% |
| 2023 | 24 | $1,303 psf | $1,591,125 | ↑ 4.7% |
| 2024 | 20 | $1,375 psf | $1,623,744 | ↑ 5.5% |
| 2025 | 23 | $1,515 psf | $1,742,517 | ↑ 10.2% |
| 2026 | 8 | $1,525 psf | $1,802,625 | ↑ 0.7% |
THE QUARTZ ranks in the top 57% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE QUARTZ trades 15.3% below the segment benchmark.
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Rental Market Overview
THE QUARTZ has recorded 281 rental transactions with monthly rents averaging $3,982/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 235 | $3,927/mo | $2,300/mo | $5,300/mo |
| 3 BR | 46 | $4,264/mo | $2,850/mo | $5,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 63 | $3,031/mo |
| 2022 | 55 | $3,728/mo |
| 2023 | 48 | $4,597/mo |
| 2024 | 50 | $4,319/mo |
| 2025 | 44 | $4,368/mo |
| 2026 | 21 | $4,488/mo |
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Investment Analysis
Based on average rents and sale prices, THE QUARTZ delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows THE QUARTZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE QUARTZ
- Buangkok MRT
- Ranggung MRT
- Renjong MRT
- Kangkar MRT
- Hougang MRT
- Nan Chiau Primary School
- Sengkang Secondary School
- Seng Kang Primary School
Nearby MRT Stations
THE QUARTZ is 260m from Buangkok MRT (North-East Line), with 8 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of THE QUARTZ, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | Primary | 570m |
| Sengkang Secondary School | Secondary | 950m |
| Seng Kang Primary School | Primary | 990m |
| Anchor Green Primary School | Primary | 1.1 km |
| Compassvale Primary School | Primary | 1.1 km |
| Greendale Secondary School | Secondary | 1.3 km |
| Sengkang Green Primary School | Primary | 1.4 km |
| Greendale Primary School | Primary | 1.4 km |
| Rivervale Primary School | Primary | 1.4 km |
| Compassvale Secondary School | Secondary | 1.4 km |
| North Vista Primary School | Primary | 1.5 km |
| North Vista Secondary School | Secondary | 1.5 km |
The single most defensible strength of The Quartz is its direct adjacency to Buangkok MRT. In a market where “within walking distance of MRT” can mean anything from fifty metres to a contested fifteen-minute stroll, The Quartz occupies the rare category of developments where the station platform is genuinely visible from the lobby. This proximity does two things simultaneously: it anchors rental demand from young professionals and dual-income households who use the NE Line as their primary commute artery, and it provides a structural floor for resale prices because MRT-adjacent units are the last to discount during soft markets and the first to recover when sentiment improves. A affordability calculation comparing a unit here against a comparable-sized private resale further into Sengkang typically shows a S$80,000–120,000 price premium that buyers have consistently judged worth paying for the commute time saved.
The second standout strength is unit size generosity. The Quartz was designed and sold during an era when developers had not yet discovered the magic of sub-500 sqft “shoebox” units. Three-bedroom units here run from approximately 1,044 sqft to 1,130 sqft; four-bedroom units stretch to 1,442 sqft and above. For families with school-age children — the primary buyer demographic in this part of D19 — this translate into genuinely liveable floorplates rather than the spatial compromises that have become the norm in new launches launched after 2015. It also makes The Quartz more competitive in the rental market, where tenants relocating from HDB towns specifically seek private units that are not materially smaller than what they are already living in.
Third, the GuocoLand brand and build quality carry real weight in the secondary market. GuocoLand developed Tanjong Pagar Centre, Wallich Residence, and Martin Modern in addition to The Quartz, and the group’s reputation for robust construction and attentive property management filters into buyer confidence during resale transactions. Buyers who have viewed units in the development consistently note that the concrete quality and finishing have aged well relative to comparable leasehold OCR condos of the same vintage — a not-insignificant observation when a 2009 TOP property is competing for buyers against stock topped out in 2018 or later. You can model the lease value trajectory using our lease-decay calculator to quantify how much lease premium remains at different holding horizons.
Finally, the proven capital appreciation track record stands out. Buyers who purchased at launch for S$620 psf and resold in 2025 at S$1,500 psf have realised gains in excess of 140 percent before transaction costs — returns that comfortably outpaced CPI inflation and many CCR counterparts that launched at higher absolute prices. Even buyers who entered at the 2012–2014 secondary market peak (approximately S$900–950 psf) have retained meaningful positive equity, which speaks to the resilience of the address rather than merely the luck of timing. Explore how this compares to other D19 developments at the District 19 analytics page.
The most material risk at The Quartz is one that applies to every 99-year leasehold in Singapore but is more acutely felt here given the lease commencement date of 2005: lease decay erosion. As of 2026 the development carries approximately 79 years of remaining tenure. This is still comfortably within the range where most bank financing remains available and CPF usage is unrestricted, but the trajectory matters as much as the current quantum. By 2035, remaining lease will have fallen to 70 years — a threshold that has historically coincided with a modest but measurable step-down in the pool of eligible buyers (particularly those relying on CPF or HDB-concessionary loans) and a corresponding softening in resale velocity. By the mid-2040s, when lease remaining approaches 60 years, the financing and CPF restrictions tighten further and the buyer universe narrows to cash-rich or private-financing purchasers. Prospective buyers who intend to hold for fifteen or more years should model this trajectory carefully before committing. Our lease-decay calculator and total-cost calculator can help frame the long-term economics against alternative freehold or newer-leasehold options.
A second risk is competition from newer OCR supply. The Sengkang and Punggol sub-markets have absorbed substantial new condominium launches since 2018, including Riverfront Residences, The Florence Residences, and Parc Canberra. These developments carry fresher leases, more contemporary design vocabularies, and — in some cases — integrated retail or transport connectivity that matches or exceeds what The Quartz offers. When new launches in D19 and adjacent D28 price at S$1,600–1,800 psf, buyers evaluating The Quartz at S$1,500–1,600 psf are making a genuine trade-off between lease longevity and price, not simply getting a bargain. Rental competition from newer developments can also soften yields at The Quartz — the current 3.1 percent gross yield is already slightly below the D19 average of 3.2 percent, and any supply-side compression would widen that gap.
Third, the en-bloc potential is limited. At 625 units with 79 years remaining on the lease, a successful collective sale would require a very well-aligned owner base, regulatory approval, and a developer willing to pay a premium over existing market value to redevelop at OCR land rates. The arithmetic is not impossible, but it is not the primary investment case here — unlike some older developments with sub-60-year leases where en-bloc optionality is the dominant residual value argument. Buyers banking on an en-bloc windfall should treat that scenario as a low-probability tail outcome rather than a central thesis.
- ✅ HDB upgrader with school-age children: The Quartz is purpose-built for this profile. Oversized 3- and 4-bedroom units, a 1km radius packed with primary schools including Compassvale Primary and Nan Chiau Primary, and Buangkok MRT at the doorstep mean this development ticks every practical box. The price quantum (S$1.5M–S$1.7M for a 3BR) is realistic for upgraders cashing out of a well-located mature-estate HDB flat, and the MRT proximity eliminates the car-dependency that makes some OCR condos less appealing after the upgrade leap.
- ⚠️ Buy-to-let investor targeting stable yield: The 3.1% gross yield is reasonable but not exceptional, and lease decay will gradually narrow the eligible tenant pool over the next fifteen years. That said, rental demand from young families and NE Line commuters remains structural and vacancy rates have historically been low. Investors who prioritise stability over yield maximisation will find The Quartz defensible; those seeking 4%+ gross yields should compare against newer D19 launches or consider our cash-flow calculator to stress-test scenarios.
- ✅ Young professional couple (first private purchase): For a dual-income couple with combined income around S$12,000–15,000 monthly, a 2-bedroom unit at The Quartz (approximately S$1.1M–S$1.3M) sits within reach via the TDSR calculator with a 25-year loan. The MRT adjacency removes the need for a car, materially reducing monthly outgoings. The main caveat is lease tenure: if the couple plans to hold for 30 years and sell near retirement, they will be selling a 50-year-lease asset in a market that values leasehold remaining carefully.
- ✅ Short-to-medium-term investor (5–7 year flip): The proven appreciation track record and tight supply of MRT-adjacent D19 resale stock create a credible 5-to-7-year capital growth thesis. Over that horizon the lease decay impact on pricing is modest (lease goes from 79 to 72 years, still well above key CPF/financing thresholds). Use the ROI calculator and stamp-duty calculator to model net returns after ABSD, BSD, and transaction costs.
- ❌ Investor seeking en-bloc upside: With 79 years of lease remaining and 625 units to align, an en-bloc exit is a plausible but highly uncertain scenario. Developer land economics for a 99-year leasehold OCR site with substantial remaining tenure are less compelling than for short-lease sites. Buyers who need an en-bloc narrative to make their investment case stack up should look elsewhere.
- ⚠️ Retiree downsizer or senior owner-occupier: The Quartz offers good facilities, easy MRT access for medical appointments, and a well-established community — genuine positives for a retiree. The caution is primarily financial: purchasing a leasehold asset at age 60 with 79 years remaining means any estate-inheritance value will be materially eroded for beneficiaries, and CPF Minimum Sum rules may complicate using CPF savings for the purchase. A discussion with a licensed financial adviser is strongly recommended before proceeding.
The Quartz earns its 2025 “top performer” designation honestly. It is not the cheapest option in D19, nor the flashiest, nor the one with the freshest lease. What it offers instead is a rare combination of genuine MRT adjacency, family-sized units, a proven appreciation record, and a well-maintained estate from a developer with a track record that buyers can verify across multiple projects. For HDB upgraders and young families who intend to live in the development for a decade or less before reassessing, it represents a strong and rational choice at current pricing. For longer-horizon buyers and retirees, the lease clock demands honest modelling rather than assumptions borrowed from freehold comparables — use the tools available and stress-test the numbers before committing. In a market where OCR sentiment has broadly recovered and D19 continues to benefit from government-led infrastructure investment, The Quartz is likely to remain a fixture in the “sensible Sengkang resale” conversation for the years ahead. Just go in with clear eyes about the lease, and the development will reward the diligence.
FAQ
What is the average price for THE QUARTZ?
What is the rental yield for THE QUARTZ?
Is THE QUARTZ freehold or leasehold?
How old is The Quartz and how many years of lease are left?
The Quartz received its Temporary Occupation Permit in 2009 and its 99-year lease commenced in 2005, meaning approximately 79 years of lease remain as of 2026. This is still well within the range where standard bank financing and CPF usage are fully available, though buyers with long holding horizons should model the lease-decay impact on eventual resale value using our lease-decay calculator.
What are recent transaction prices at The Quartz?
In the twelve months to mid-2026, resale transactions at The Quartz have ranged from approximately S$1,417 to S$1,584 per square foot on the basis of URA caveats, with an average around S$1,495 psf. The highest single transaction on record reached S$1,656 psf for a 1,442 sqft four-bedroom unit in December 2025, reflecting the premium buyers will pay for larger family-oriented floor plates in an MRT-adjacent development.
Is The Quartz close to Buangkok MRT?
Yes — Buangkok MRT (NE15, North East Line) is directly adjacent to the development, making it one of the very few condominiums in District 19 where residents can walk to the platform in under three minutes without crossing a major road. This adjacency is the single most frequently cited reason buyers pay a premium for The Quartz over otherwise comparable D19 condominiums that are 5–10 minutes from the nearest station.
What facilities does The Quartz offer?
The Quartz provides a comprehensive facility suite for a mid-scale OCR development: two tennis courts, a 50-metre lap pool, children’s pool, spa pool, floating clubhouse with function room and gymnasium, sky terrace, yoga corner, outdoor gym, basketball court, and multiple barbecue pavilions. The floating clubhouse positioned above the main pool is a distinctive architectural feature that sets the development apart from more utilitarian contemporaries in the same price bracket.
Are there good schools near The Quartz?
The development sits within the 1km primary school registration radius of several popular schools, including Compassvale Primary, Sengkang Green Primary, and Nan Chiau Primary (a popular SAP school). This proximity is a meaningful draw for families navigating Phase 2C of primary school registration, and it is one reason why 3- and 4-bedroom units at The Quartz command a premium over similarly-sized units in developments further from these schools.
What is the en-bloc prospect for The Quartz?
En-bloc potential at The Quartz is low relative to older or shorter-lease developments in Singapore. With 625 units and approximately 79 years of lease remaining, the collective sale mathematics require both strong owner consensus and developer appetite for an OCR leasehold site at a price that clears existing market value plus a meaningful premium. These conditions are possible but unlikely in the near term — buyers should not incorporate an en-bloc scenario into their base-case return model.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 129 transactions analysed
- Rental data: 281 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE QUARTZ
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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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.
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HDB Alternatives Nearby
Weighing THE QUARTZ against staying public? These HDB towns sit within walking or short-drive distance: