The Luxurie

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.

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.

Pricing & Market Position

Across 209 recorded transactions (all-time), sale prices range from $668,000 to $2,930,000, averaging $1,341,255.

Over the last 12 months, transactions averaged $1,625 psf.

Rents range from $1,700 to $6,300 per month across 723 rental transactions. Current rental yield sits at approximately 3.3%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE LUXURIE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 42.9% (from $1,174 to $1,678 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.

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.

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.

Strengths & Weaknesses

Verdict

The Luxurie makes a compelling case for buyers who want genuine MRT walkability in the north-east without paying Bishan or Serangoon interchange premiums. At S$1,539 psf average, it sits at a meaningful discount to newer OCR launches in the broader sub-market — Riverfront Residences at S$1,585 psf, Affinity at Serangoon at S$1,697 psf, and The Florence Residences at S$1,743 psf — while offering a location that none of those projects can match for raw MRT proximity. The walkability score of 83/100 and the investment score of 73/100 both reflect this advantage quantitatively.

The lease position warrants honest consideration. With 84 years remaining on a 99-year leasehold from 2011, The Luxurie is still a long way from the valuation discounts that CPF and HDB’s lease decay frameworks impose below 60 years. Full bank financing remains unencumbered at this length. However, buyers with a 15–20 year investment horizon should model the exit price at the 65–70 year mark, when financing options for the next buyer begin to narrow. The en-bloc score of 17/100 suggests redevelopment upside is limited in the near term, given the relatively healthy lease and the absence of the plot ratio differential that typically attracts collective sale interest.

For the right buyer profile — a family with school-age children, a household that is MRT-dependent, or an investor seeking a tenant base anchored by Sengkang’s young professional demographic — The Luxurie offers a rare combination of location, developer pedigree, and pricing discipline that is genuinely difficult to replicate at current market levels. The profitability score of 69/100 and the PSF appreciation trend from S$1,292 to S$1,709 over the measurement period validate what residents already know: this is one of the better-placed assets in District 19.