The Luxurie
What does a 622-unit Sengkang Compassvale mid-mass project look like once it crosses lease year fifteen and the broader D19 Sengkang pipeline tightens? The Luxurie is the project to interrogate (as of 2026-05). Developed by Keppel Land Realty on a 99-year leasehold from 2011, it received Temporary Occupation Permit in 2015 in Punggol, Sengkang and Serangoon Garden district, and sits a short walk from Sengkang MRT interchange on the North East Line with the Sengkang LRT loop on hand. The entry is bracketed by the integrated Compass One mall, direct Compassvale Park frontage, and the Keppel Land developer covenant. We pressure-test whether the ~84-year remaining lease, the Sengkang MRT-and-Compass One profile, and the Compassvale lifestyle thesis justify the entry price, or whether 622-unit absorption depth, the D19 Sengkang supply pipeline, and the post-year-15 lease decay arc cap the upside.
Project profile and Sengkang Compassvale context (as of 2026-05)
The Luxurie was launched in 2011 and obtained Temporary Occupation Permit in 2015 under Keppel Land Realty, comprising 622 units arrayed across high-rise blocks at Compassvale Bow, fronting Compassvale Park. The 99-year leasehold from 2011 leaves approximately 84 years remaining as of 2026 (run a unit-level decay schedule via the lease decay calculator). The unit mix spans one-bedders through four-bedroom and penthouse stacks, with a stack orientation optimised for park-and-pool views and the Compassvale neighbourhood frontage.
Sengkang Compassvale as a sub-precinct sits at the convergence of three planning theses. First, the URA Master Plan designates Sengkang as a mature Waterway Town anchor for the north-east, with sustained intensification through residential top-ups and amenity layering. Second, the integrated Compass One mall, directly accessible from Sengkang MRT and bus interchange, anchors retail, F&B, supermarket, and public library traffic for the precinct. Third, the Keppel Land developer covenant — a Tier-1 listed developer with multi-decade Singapore track record — supports build-quality expectations and management standards through the strata-cycle. Run a side-by-side comparison with Sengkang siblings Riverparc Residence and Riversound Residence using the condo comparison tool.
Overview & Key Facts
The Luxurie stands on Compassvale Road in the heart of Sengkang, roughly 200 metres from the Sengkang MRT interchange — a proximity that places it among only three private condominiums within a five-minute walk of the station, alongside Compass Heights and La Fiesta. Completed in 2015 by Keppel Land Realty and designed by ADDP Architects, the development comprises 622 units spread across 10 blocks of 15 storeys on a 17,700 sqm site.
For a Keppel Land project — a developer with a reputation for quality construction and thoughtful finishing — The Luxurie lives up to expectation. Residents consistently praise the build quality, the attentive management office, and a security regime strict enough that visitors must scan their identification to enter. The MCST fees were actually lowered after TOP, a rarity in Singapore’s condo landscape, suggesting disciplined estate management from the outset. Stacked Homes described it as “a rather upscale condo in Sengkang that’s well located” — a fair summary for a development that punches above its OCR address.
Transaction volumes tell a healthy story. With 195 recorded sales at a median of S$1,238,888 and an average PSF of S$1,539 over the trailing 12 months, The Luxurie has appreciated steadily from S$1,292 psf in its base year to S$1,709 psf at its recent high — a roughly 32% uplift over the period. The rental market is equally active: 672 rental transactions at an average of S$3,379 per month yield a gross return of approximately 3.3%, competitive for a mid-size OCR leasehold. The buyer profile closely mirrors the national norm for heartland condos — approximately 75% Singaporean, 18% permanent resident, and 7% foreigner.
Location & Connectivity
The Luxurie’s single most compelling attribute is its walking distance to Sengkang MRT interchange. At approximately 200 metres, it is the kind of distance that can be covered in four minutes even on a humid Singapore afternoon — a meaningful advantage that eliminates the bus-or-car dependency that blunts the convenience of most OCR developments. Sengkang is an interchange station serving both the North-East Line (NE16) and the Sengkang LRT network, with four LRT stations — Ranggung (0.61 km), Renjong (0.70 km), and Compassvale (0.73 km) — providing secondary options for short hops within the town.
Directly attached to the MRT station is Compass One, a four-storey suburban mall with a Cold Storage supermarket, cinema, food court, banks, and a range of specialty retailers. For a larger retail experience, Sengkang Grand Mall opened in 2022 and sits a short LRT ride away. Waterway Point in Punggol — one of the north-east’s better malls — is reachable in roughly 12 minutes by car or LRT connection. Rivervale Plaza adds a third neighbourhood-scale option within 1.5 km.
The school proximity is exceptional by Singapore standards. Compassvale Primary sits just 150 metres from the development — effectively across the road — while Seng Kang Primary is 210 metres away. Greendale Secondary (320 m), Greendale Primary (340 m), Sengkang Green Primary (390 m), and Sengkang Secondary (400 m) are all within the 1 km radius that governs Phase 2C balloting priority under MOE’s Primary 1 registration framework. For families actively managing school proximity as part of their property strategy, The Luxurie’s position is about as strong as the district offers.
For drivers, the Tampines Expressway (TPE) and Kallang-Paya Lebar Expressway (KPE) are readily accessible, putting Orchard Road at roughly 25 minutes and the CBD at 20–25 minutes in off-peak conditions. The Central Expressway (CTE) via Upper Serangoon Road extends the same arterial convenience to the north.
Schools & Education
7 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Compassvale Primary School | primary | Within 1 km |
| Seng Kang Primary School | primary | Within 1 km |
| Greendale Secondary School | secondary | Within 1 km |
| Greendale Primary School | primary | Within 1 km |
| Sengkang Green Primary School | primary | Within 1 km |
| Sengkang Secondary School | secondary | Within 1 km |
| Compassvale Secondary School | secondary | Within 1 km |
| Anchor Green Primary School | primary | Within 1 km |
Facilities
The Luxurie’s facility list runs to 16 recreational amenities across a landscaped podium designed to sit slightly above street level — a deliberate choice that improves privacy and reduces noise intrusion from Compassvale Road. The centrepiece is an Olympic-length Grand Pool flanked by a sun deck, a Hydro-Fitness Pool, and a separate Hydro-Therapy Pool with Jacuzzi jets. A children’s pool and play zone sit at the far end of the compound, keeping family activity reasonably contained. Additional features include a sunken tennis court, a meditation Jacuzzi, BBQ pavilions, a wave lounge, a garden court, and a dining pavilion — a broader spread than most developments of comparable unit count. Uniquely, every ground-floor unit comes with its own private lap pool or Jacuzzi, a premium feature more commonly associated with CCR boutique projects than OCR mid-market condos.
“The facilities at The Luxurie are on slightly elevated ground, which is better for privacy — and the BBQ area has its own Jacuzzi, which feels more exclusive than the usual shared arrangement.”
— Resident observation via Stacked Homes site tour
The clubhouse houses a multi-purpose function room, a gymnasium, and changing rooms with steam facilities. One honest caveat: for a 622-unit development, the gym footprint is on the smaller side, and the management has responded by requiring bookings to control occupancy — a practical workaround, but worth understanding if you value spontaneous gym use. The pathway around the main pool is also narrower than the design renders suggest, which can feel congested on busy weekend afternoons. On balance, the facilities punch above the OCR average, particularly given the private pools on ground-floor units, but they do not approach the resort-scale depth of larger mega-developments such as The Minton or d’Leedon.
Unit Sizes & Layout
The unit mix at The Luxurie runs from 452 sqft 1-bedrooms (26 units) through to 2,745 sqft duplex penthouses (8 units), with the bulk of the development concentrated in 2-bedroom (732–883 sqft, 247 units) and 3-bedroom (969–1,055 sqft, 242 units) configurations. The 3-bedroom sizes compare reasonably to contemporary offerings, though they fall short of the generous floor plates from pre-2012 launches. Ground-floor PES units — with sizes stretching to 1,722 sqft for the 3-bedroom variant — represent a distinctive segment of the market, commanding a premium for private outdoor space that is genuinely functional rather than purely cosmetic. The duplex penthouses with lift access to both floors are an architectural rarity in Singapore’s private residential market, appealing to buyers who want a landed-like internal experience at a condominium price point.
Finish quality reflects Keppel Land’s reliable mid-premium positioning: marble-look flooring in living areas, branded sanitary fittings, and kitchen cabinetry that holds up well without being specification-room showcase material. Reviews consistently note that the build quality exceeds what the launch price implied — a positive legacy of the developer’s brand standard. For buyers purchasing on the resale market today, a cosmetic renovation budget for bathrooms and kitchen surfaces will meaningfully elevate the interior without structural complication, as the base layout is already sensible and well-proportioned.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,634 | $738,714 |
| 2 BR | 93 | $1,401 | $1,107,948 |
| 3 BR | 80 | $1,397 | $1,468,043 |
| 4 BR | 15 | $1,097 | $1,777,467 |
| 5 BR | 5 | $970 | $2,170,800 |
Pricing & Market Position
Based on 200 recorded transactions, sale prices range from $668,000 to $2,600,000, averaging $1,315,848 (~$1,611 psf).
Rents range from $1,700 to $6,300 per month across 681 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 47.6% (from $1,174 to $1,733 psf).
Neighbourhood Comparison
Against its direct OCR neighbours, The Luxurie holds up well on location but faces compression on price appreciation potential as newer launches with fresher leases and comparable or better PSF enter the sub-market. Riverfront Residences (S$1,585 psf) offers a waterway-adjacent setting and newer vintage but is further from MRT. Affinity at Serangoon (S$1,697 psf) and The Florence Residences (S$1,743 psf) both command premiums of 10–13% over The Luxurie’s current average, reflecting the stronger Serangoon/Hougang sub-market price gradient. The standout outlier is Chuan Park at S$2,596 psf — a new launch with a fresh 99-year lease and direct Lorong Chuan MRT access, priced at a 69% premium to The Luxurie. That gap quantifies the market’s current valuation of a new lease and CCR-fringe positioning versus a mid-cycle OCR asset.
For buyers evaluating The Luxurie against these alternatives, the calculus turns on priorities: if MRT walkability within budget is the primary filter, The Luxurie is the strongest value proposition in its price band. If lease freshness and maximum re-sale optionality in a 20-year horizon are the priority, the newer launches command their premium for defensible reasons. The Luxurie sits squarely in the “own-stay value with solid yield” quadrant — a characteristic that tends to attract owner-occupier families rather than speculative capital, and which historically produces stable if unspectacular capital growth.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LUXURIE | 99 yrs lease commencing from 2011 | 2015 | 622 | $1,611 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
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 ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LUXURIE across multiple dimensions.
What Residents Say
“Very peaceful and clean condo. Management is excellent — security is strict (you scan your IC to enter), maintenance issues are resolved quickly, and MCST fees were actually lowered after TOP, which almost never happens. Keppel’s build quality shows throughout.”
— Resident review via Singapore Expats (9.6/10 aggregate rating)
“The location is unbeatable for Sengkang — Compass One and the MRT are literally a 3-minute walk. My kids can reach two primary schools within walking distance. Downside is the gym is small and you need to book, and pool walkways get narrow when it’s busy on weekends.”
— Owner review via EdgeProp
“If you want quiet, this isn’t it — Sengkang is full of young families and the vibe is energetic. But if you embrace that, it’s a genuinely nice place to live. Good community events, clean compound, and the ground-floor pool units are something else entirely.”
— Resident observation via Stacked Homes
The pattern across review platforms is consistent: residents value the location, the management quality, and the Keppel build standard above all else. The primary frustrations cluster around facility scale relative to unit count — the gym and function rooms feel undersized — and the inherently family-oriented, active atmosphere of Sengkang town. Neither complaint is unique to The Luxurie; both are structural features of the neighbourhood. Singapore Expats rates it 9.6 out of 10 based on community reviews, placing it among the higher-rated developments in the north-east.
Pricing snapshot and yield mechanics (as of 2026-05)
Pricing in the D19 Sengkang submarket tracks the URA Property Price Index for non-landed Outside Central Region, with Sengkang Compassvale mid-mass stock carrying a measurable proximity premium for projects within direct walk of Sengkang MRT and Compass One. Three-bedroom resale units at The Luxurie clear at price-per-square-foot levels in the high-S$1,500 to mid-S$1,700 band (as of 2026-05). Riverparc Residence, a 99-year executive condo from the same cohort, trades at a measurable discount reflecting the EC-to-private resale arbitrage, while Riversound Residence further out along the Punggol-Sengkang corridor sits in the high-S$1,300 to mid-S$1,500 band. Use the price heatmap to overlay the Sengkang Compassvale cluster directly.
Rental yield mechanics place The Luxurie in the OCR mid-to-upper pack. Three-bedders rent in the S$3,800 to S$4,500 band, producing gross yields of approximately 3.0 to 3.5 percent before strata maintenance, vacancy, and property tax — model the net figure with the rental yield ROI calculator. Compared to district averages tracked on the rental yield heatmap, this places the project in the median band of D19 stock, with upside contingent on broader north-east employment-node demand including the Punggol Digital District tenant catchment scaling through the latter half of the decade.
Location anchors — Sengkang MRT, Compass One, Compassvale Park (as of 2026-05)
The Luxurie's primary transit anchor is Sengkang MRT interchange on the North East Line, with the Sengkang LRT loop providing capillary connectivity through the Sengkang housing estate (including direct LRT stops at Compassvale and Rumbia). Walk distance to Sengkang MRT and the integrated Compass One mall is in the eight to twelve minute band depending on the block — credible for daily commuters and well within the catchment that tenants and resale buyers will pay a premium for. Residents reach Dhoby Ghaut in approximately 26 minutes and Raffles Place in around 32 via the NEL. Verify your own door-to-desk timing using the commute time map.
The integrated Compass One mall provides full-spectrum retail, F&B, supermarket, and a public library directly accessible from Sengkang MRT and the bus interchange, removing the daily-needs friction that mid-mass OCR projects often suffer. Schools in the catchment include Compassvale Primary, Nan Chiau Primary, Sengkang Green Primary, North Vista Primary, Nan Chiau High, and North Vista Secondary; check the amenity heatmap layers for full school and retail overlap. Compassvale Park sits directly adjacent, while the broader Sengkang Riverside Park and Punggol Promenade Nature Walk provide the green-and-blue lifestyle layer that the URA Master Plan earmarks for sustained intensification.
Pros — Sengkang MRT, integrated Compass One, Keppel Land covenant, NEL+LRT, ~84yr lease (as of 2026-05)
The investment case rests on five legs. First, the Sengkang MRT-and-Compass One integrated profile places The Luxurie inside the narrow cohort of D19 projects with a true sub-twelve-minute mall-and-MRT walk profile — a structural amenity moat that compresses listing-side volatility through cycle troughs. Second, the Keppel Land Realty developer covenant is a Tier-1 listed-developer signal that supports build-quality expectations, management standards, and resale narrative through the strata-cycle.
Third, the family and schools catchment — anchored by Compassvale Primary, Nan Chiau Primary, Sengkang Green Primary, North Vista Primary, Nan Chiau High, and North Vista Secondary — supports stable owner-occupier demand. Fourth, NEL plus Sengkang LRT loop connectivity provides both the high-capacity MRT spine into the CBD and the local capillary that mid-mass D19 stock relies on for last-mile coverage. Preview the project's score profile on the walkability and investment score map. Fifth, the ~84-year remaining lease is materially longer than the 60-year and 30-year thresholds that trigger CPF and bank loan-to-value restrictions, so financing terms today remain functionally identical to a freehold project for most buyer profiles.
Verdict — a Keppel Land Sengkang mid-mass with Compass One integration and absorption discipline required (as of 2026-05)
The Luxurie sits at an interesting intersection: a Sengkang MRT-and-Compass One integrated profile, direct Compassvale Park frontage, the Keppel Land Realty developer covenant, and exposure to the broader north-east employment thesis on a ~84-year lease. The asymmetry favours patient buyers who can hold through the 622-unit absorption noise to capture the Sengkang Waterway Town intensification cycle. It is not the right fit for short-hold flippers — the precinct's resale listing depth competes against the Compassvale and Anchorvale EC and BTO cohort and a structurally elevated D19 pipeline.
For owner-occupiers prioritising lifestyle, schools catchment, integrated mall access, and a credible MRT-walkable address at a sub-CCR entry, the project is structurally credible. For investors, the 3.0 to 3.5 percent gross yield is OCR-median; the thesis depends on broader north-east employment-node tenant absorption (including Punggol Digital District spillover) pulling rents up over a five-to-ten-year window. Run a total cost of ownership calculation and a cash flow projection before underwriting; if you are financing, the TDSR calculator, mortgage calculator, and affordability calculator will pressure-test serviceability. Foreign and second-property buyers should layer in stamp duty and ABSD implications; HDB upgraders should check the HDB grant calculator for downgrade or sell-first sequencing.
Risks — 622-unit absorption, D19 supply pipeline, lease year 15 (as of 2026-05)
The risks compound in three directions. The Luxurie's 622-unit count means resale supply at any given time is materially deeper than a 200-unit boutique — when sentiment turns, absorption stretches and ask prices compress. Owners should benchmark live listing depth on the price heatmap before pricing a resale, particularly during the typical post-MOP listing waves that ripple through the Sengkang HDB and EC cohort. Riverparc Residence and the broader Compassvale and Anchorvale BTO and EC cohort compete directly on the Sengkang MRT walk profile and tend to anchor the lower bound on ask prices in the precinct.
Second, the D19 Sengkang new-launch and pipeline supply remains structurally elevated. The new launches map highlights competing inventory through the late-decade window, while the Government Land Sales map shows ongoing tender pipeline across the north-east — Sengkang and Punggol GLS sites attract competing private stock that pressures pricing. Third, The Luxurie crosses lease year 15 in 2026, exiting the very gentle early-life portion of the SLA Bala curve and entering the still-gentle but measurable mid-cycle band. Per SLA Bala curve approximations, lease decay through years 15 to 30 remains modest but should be modelled explicitly for buyers underwriting a ten-to-fifteen-year hold via the lease decay calculator. Layer in IRAS Additional Buyer's Stamp Duty and the MAS Total Debt Servicing Ratio framework when underwriting.