The Quartz

Overview & Key Facts

The Quartz is a 625-unit condominium at Compassvale Bow in District 19, developed by GuocoLand (through its subsidiary Winterhall Pte Ltd) and completed in 2009. Standing in the heart of the Sengkang-Buangkok residential belt, it occupies a mature estate position that benefits from the full infrastructure build-out of one of Singapore’s most family-oriented HDB heartlands.

GuocoLand is a developer whose portfolio spans Wallich Residence, Martin Modern, and Midtown Modern — projects known for build quality and design coherence. The Quartz, as a mid-2000s project, reflects an earlier era of the developer’s output but still carries the hallmarks of thoughtful site planning. At 625 units, it is mid-sized: large enough to support a meaningful suite of facilities but not so large that common areas feel overcrowded.

The development holds a 99-year lease from 2005, leaving approximately 78 years on the clock as of 2026. With a current average PSF of S$1,529 and gross rental yield of 3.32%, The Quartz sits in a competitive pricing sweet spot — meaningfully below nearby new launches while offering proximity to Buangkok MRT that few competitors in this sub-market can match. Its walkability score of 88 out of 100 is among the highest we have recorded for any OCR condominium.

Location & Connectivity

The Quartz’s defining locational advantage is its proximity to Buangkok MRT (North-East Line) — just 260 metres on foot. This is not a marketing distance; it is a genuine 3-minute walk door-to-platform. For an OCR condominium priced below S$1,550 psf, this level of MRT access is exceptional and increasingly rare. The North-East Line runs directly to Dhoby Ghaut, Clarke Quay, Chinatown, and HarbourFront, making CBD commutes straightforward without transfers.

Beyond heavy rail, the Sengkang LRT network is also accessible, with Ranggung LRT roughly 500 metres away. This gives residents a secondary transit option looping through the broader Sengkang town centre, connecting to Sengkang MRT interchange for the North-East Line as well. Few OCR condos offer both MRT and LRT within comfortable walking distance.

For drivers, the development benefits from proximity to the Tampines Expressway (TPE) and Kallang-Paya Lebar Expressway (KPE). The CBD is reachable in approximately 20 minutes during off-peak hours. Changi Airport is roughly 20 minutes via TPE.

The immediate neighbourhood is quintessential Sengkang heartland: Compass One mall is a short walk or one LRT stop away, offering FairPrice Finest, a food court, clinics, enrichment centres, and everyday retail. Kopitiam Square and numerous coffeeshops along Compassvale are within easy walking distance. For larger shopping trips, Waterway Point at Punggol and NEX at Serangoon are both accessible within 10–15 minutes.

Schools & Education

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

Facilities

At 625 units, The Quartz supports a respectable facilities suite without the booking congestion that plagues mega-developments. The development features a 50-metre lap pool, a children’s wading pool, a gymnasium, tennis court, BBQ pavilions, a clubhouse with function rooms, a children’s playground, and landscaped gardens with water features. A separate jacuzzi and steam room complement the pool area.

GuocoLand’s landscaping is a noticeable step above the typical OCR development of this vintage. The grounds are well-maintained with mature trees providing genuine shade — a detail that matters considerably in Singapore’s climate and one that newer developments with young planting cannot replicate for years. Residents consistently note the greenery as a highlight.

The facilities are not extraordinary by 2026 standards — you will not find a co-working space, sky terrace, or smart-home integration here. But for a 2009-era development, the provision is solid and the maintenance standard reflects GuocoLand’s reputation. The 625-unit count means facilities are not perpetually overbooked, which is a practical advantage over larger neighbours.

One practical note: the development includes sheltered car park lots at a ratio that accommodates most units, and visitor parking is generally available — a detail that can be surprisingly frustrating at newer, higher-density projects where visitor lots are scarce.

Unit Sizes & Layout

The Quartz offers a mix of 1-bedroom to 4-bedroom configurations, with unit sizes that reflect the more generous spatial standards of the mid-2000s. Two-bedroom units typically range from 800–900+ sqft, and three-bedroom units from 1,100–1,300 sqft — figures that compare very favourably against contemporary new launches where 3-bedrooms have shrunk below 1,000 sqft.

Layouts from this era tend to be more practical than their modern counterparts: bedrooms can fit queen beds with side tables, kitchens accommodate proper cooking rather than serving as decorative pass-throughs, and living-dining areas have enough depth to furnish without compromise. The trade-off is that bathrooms and finishings reflect 2009 specifications — functional but dated by current standards.

Higher-floor units facing the Sengkang heartland enjoy open views over low-rise HDB blocks and greenery, with some stacks offering sightlines toward the Sengkang Riverside Park corridor. Units on lower floors facing internal landscaping benefit from the mature tree canopy but will have more limited ventilation and light compared to higher stacks.

Pricing & Market Position

Across 131 recorded transactions (all-time), sale prices range from $1,060,500 to $2,600,000, averaging $1,549,526.

Over the last 12 months, transactions averaged $1,522 psf.

Rents range from $2,300 to $5,300 per month across 284 rental transactions. Current rental yield sits at approximately 3.3%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 36.2% (from $1,091 to $1,486 psf).

Neighbourhood Comparison

Against its closest competitors in the District 19 OCR corridor, The Quartz occupies a distinct value position. Chuan Park at S$2,596 psf offers a brand-new 99-year lease and Lorong Chuan MRT adjacency, but at a 70% premium — buyers are paying substantially for freshness and optionality. Florence Residences (S$1,743 psf) is a newer 2023 completion with modern facilities and smart-home features, but its Hougang MRT proximity (also NEL) is less impressive than The Quartz’s 260m to Buangkok. Riverfront Residences at S$1,585 psf is the closest in pricing but trades MRT convenience for a riverfront setting further from transit.

Affinity at Serangoon (S$1,697 psf) offers newer facilities and a longer remaining lease, but is positioned further from MRT and lacks the established neighbourhood amenities surrounding The Quartz. The fundamental trade-off across all these comparisons is consistent: The Quartz sacrifices lease length and modern finishings for exceptional MRT access, proven appreciation, and a lower entry price that leaves meaningful headroom for renovation.

Lease Decay Analysis

The 99-year lease runs from 2005, meaning approximately 21 years have already been consumed. Roughly 78 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 ~68 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE QUARTZ across multiple dimensions.

What Residents Say

“Location is superb — Buangkok MRT is literally across the road. My kids walk to school at Nan Chiau in under 10 minutes. For an OCR condo, you really can’t ask for better connectivity.”

— Resident review via PropertyGuru

“The greenery is what sold us. The grounds feel mature and well-kept, not like a newly-planted condo where everything is bare. The pool is never too crowded either.”

— Resident review via EdgeProp

“Units are showing their age — we spent about $45K renovating the bathrooms and kitchen. But the space is generous compared to anything new you can buy at this price.”

— Resident review via EdgeProp

The resident feedback pattern is consistent: MRT proximity and greenery draw the strongest praise, while ageing finishings and the inevitable lease discussion surface as the primary concerns. The development attracts a predominantly local, family-oriented demographic — young couples upgrading from HDB and families who want private condo facilities without leaving the Sengkang-Buangkok neighbourhood they already know. Tenant demand is steady, driven largely by the MRT accessibility and school proximity.

Strengths & Weaknesses

Verdict

The Quartz makes a compelling case as a practical, value-oriented family home in the OCR. Its trump card is undeniably the 260-metre proximity to Buangkok MRT — a distance that translates into a genuine daily convenience advantage and one that the market has historically underpriced relative to comparable MRT-adjacent developments in more fashionable districts. The walkability score of 88/100 reflects this: schools, transit, shopping, and food are all within comfortable reach on foot.

The investment fundamentals support the proposition. At S$1,529 psf, The Quartz trades at a meaningful discount to competitors like Florence Residences (S$1,743 psf), Affinity at Serangoon (S$1,697 psf), and especially Chuan Park (S$2,596 psf). The PSF trajectory — climbing from S$1,245 to S$1,543 over recent years — signals steady appreciation rather than speculative spikes. A gross yield of 3.32% is respectable for the OCR segment and reflects genuine tenant demand in this well-connected location.

The lease position demands honest acknowledgment. At 78 years remaining, The Quartz is approaching the 75-year threshold in approximately 3 years — the point at which CPF usage restrictions begin to tighten for future buyers. This does not make the property unbuyable, but it does narrow the buyer pool over time and introduces a structural headwind for long-term capital appreciation. Buyers purchasing purely for own-stay over a 10–15 year horizon face less concern; those modelling a 20+ year hold-and-exit should factor this into their return expectations.

For MRT-dependent families who value walkability, school proximity, and practical unit sizes over prestige or a fresh lease, The Quartz delivers a proposition that is difficult to replicate at this price point in District 19.