The Quartz
At 260 metres from Buangkok MRT, The Quartz poses an uncomfortable question for buyers who have spent months touring newer launches further from a train station: is a 2009-vintage lease and 2009 finishings the price you pay for genuinely exceptional transit access in the Outside Central Region? Few OCR condominiums sit close enough to an MRT entrance to time the walk in under four minutes. The Quartz is one of them — and that fact has held its resale value through two market cycles, a pandemic, and a sustained cooling-measure environment that has squeezed thinner-conviction OCR assets harder than most (as of 2026-05).
Developed by GuocoLand through subsidiary Winterhall Pte Ltd and completed in 2009, The Quartz occupies a 625-unit mid-rise cluster on Compassvale Bow in the heart of Singapore’s most active residential district. District 19 recorded close to 2,500 private resale transactions in 2025 — more than any other district — and The Quartz sits at the transit-accessible centre of that demand pool. The development’s 99-year lease commenced in 2005, leaving approximately 78 years remaining as of mid-2026. That figure deserves close attention, because the crossing of the 75-year CPF-financing threshold is roughly three years away: buyers who understand this structural dynamic are the ones positioned to make an informed decision here.
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.
| School | Type | Distance |
|---|---|---|
| Nan Chiau Primary School | primary | Within 1 km |
| Sengkang Secondary School | secondary | Within 1 km |
| Seng Kang Primary School | primary | Within 1 km |
| 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 |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 109 | $1,325 | $1,499,047 |
| 4 BR | 19 | $1,236 | $1,765,089 |
Pricing & Market Position
Based on 128 recorded transactions, sale prices range from $1,060,500 to $2,388,800, averaging $1,538,538 (~$1,538 psf).
Rents range from $2,300 to $5,300 per month across 274 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 40.9% (from $1,091 to $1,537 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE QUARTZ | 99 yrs lease commencing from 2005 | 2009 | 625 | $1,538 |
| 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 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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~78 years | Full bank financing available |
| 2035 | ~69 years | CPF usage still unrestricted for most buyers |
| 2044 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2064 | ~39 years | Significant financing restrictions for next buyer |
| 2104 | 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 ~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.
MRT proximity is the defining moat and it is not close to replicable at this price point (as of 2026-05). The Quartz’s 260-metre door-to-platform distance to Buangkok MRT (North-East Line, NE15) is among the tightest separations between a sub-S$1,600 psf OCR condominium and an MRT station in Singapore. The NEL connects directly to Dhoby Ghaut (NE6), Clarke Quay (NE5), Chinatown (NE4), and HarbourFront (NE1) without a transfer, putting the CBD within 28 minutes during peak service. Residents also have access to Sengkang LRT (Ranggung station, approximately 500 metres away), which loops through the Sengkang new town and connects to Sengkang MRT interchange. For residents who do not own a car, this dual-transit coverage is structurally rare in the OCR. Use the Buangkok MRT station guide to compare the development density and price range of projects within the 1-km radius.
Walkability score of 88 out of 100 — materially above OCR norms. Schools, food centres, Compass One mall, medical facilities, and the Sengkang LRT interchange are all accessible on foot in under 15 minutes. Nan Chiau Primary School is 0.57 km from the development, and eight schools sit within 1.35 km. This density of educational infrastructure makes The Quartz one of the better-positioned condominiums for Phase 2C primary school registration balloting in the Sengkang-Buangkok corridor (as of 2026-05). Check the District 19 analytics page for school proximity rankings across all developments in the area.
Unit sizes from the mid-2000s benchmark well against 2026 new-launch specifications. Two-bedroom units at The Quartz typically range from 800–900+ sqft; three-bedroom units from 1,100–1,300 sqft. Both benchmarks run meaningfully ahead of what developers deliver at comparable price points today, where 3-bedroom new launches in the OCR routinely fall below 1,000 sqft. Buyers who have viewed current pipeline projects will notice the difference immediately. Layouts from this era also tend to carry functional bedrooms that fit queen beds with side tables and kitchens that permit proper cooking, rather than the condensed-island configurations of post-2018 construction.
Transaction liquidity is strong and PSF trajectory is positive. Thirty-one transactions were recorded in the twelve months to 2026-05 at an average PSF of approximately S$1,518, with recent deals spanning S$1,523 to S$1,656 psf. The trend line from S$1,245 psf several years ago to the current S$1,529 psf average signals steady demand rather than speculative run-up — a healthier foundation for a hold-and-exit thesis. District 19 posted close to 2,500 private resale transactions in 2025, the highest of any district, underlining the depth of the buyer pool. Cross-reference prices across the broader Sengkang-Hougang corridor on the ShiokNest price heatmap.
Gross rental yield of approximately 3.32% is supported by a genuine MRT-premium tenant base. The Hougang-Punggol-Sengkang rental pool reported average gross yields of 3.60% in 2025 — the district yield is one of the strongest in the OCR cohort. The Quartz’s MRT proximity drives it above the submarket average in tenant selectivity: expat families, young professionals commuting to the CBD, and dual-income couples who want a heartland convenience base without CBD pricing all form part of the active rental inquiry profile. Rental rates for 3-bedroom units typically land in the S$3,200–S$4,000 per month range depending on floor and renovation condition. Model yield assumptions against current entry pricing using the rental cash flow calculator.
The 75-year CPF-financing threshold is approaching and its effect on buyer pool depth is structural (as of 2026-05). The Quartz’s 99-year lease commenced in 2005. As of mid-2026 approximately 78 years remain — which means the development will cross the 75-year mark in approximately 2029. Below 75 years remaining, CPF Ordinary Account usage becomes restricted: buyers can only use CPF up to the amount covered by a ‘shorter lease’ pro-ration formula per CPF Board’s housing withdrawal rules. This restriction narrows the effective buyer pool for any future resale, particularly in the heartland OCR market where CPF forms a large portion of most buyers’ downpayment capacity. Buyers purchasing today and planning to hold 10 or more years should model this structural headwind using the lease decay calculator. The 99-year leasehold buyer’s guide explains the CPF pro-ration formula and its impact on exit pricing in plain terms.
Finishings and facilities reflect a 2009 specification, not a 2026 one. The development is 17 years old. Bathrooms, kitchens, and common-area finishes show their age relative to new launches. Residents and resale agents consistently flag the need for bathroom and kitchen refreshes in units that have not been renovated since TOP — budget S$30,000 to S$60,000 depending on scope. The facilities — pool, gym, tennis courts, barbecue areas — are adequately maintained by an active management council, but there are no co-working pavilions, sky decks, smart-home systems, or the resort-facility density that newer OCR developments use as a marketing differentiator. Buyers comparing The Quartz against a new launch at S$1,700 psf will notice the gap; buyers comparing it against Chuan Park at S$2,596 psf will view it as a value trade. Factor renovation costs into the full acquisition model using the total acquisition cost calculator.
The Sengkang EC supply pipeline introduces a medium-term pricing headwind. Approximately 1,800 new Executive Condominium units are expected to enter the Sengkang submarket within 18 months of mid-2026. While ECs cater primarily to HDB upgraders with income ceilings and do not directly compete with The Quartz’s resale profile, this level of headline supply tends to moderate asking prices across the broader Sengkang corridor by keeping alternative options visible to buyers. Investors targeting capital appreciation over a 5–7 year hold should model the absorption timeline for this pipeline before assuming the current PSF trajectory continues uninterrupted (as of 2026-Q2). Review MAS property financing guidelines for up-to-date LTV ratios and TDSR thresholds applicable to resale purchases in this price bracket.
No Cross Island Line uplift is directly applicable to Buangkok station. The CRL Phase 1, targeted for 2030, introduces an interchange at Hougang (NEL NE14) — one station south of Buangkok on the same line. Buangkok itself does not gain a new interchange under the current CRL plan. The indirect uplift for The Quartz is modest: improved through-transit throughput on the NEL may reduce congestion, but the structural connectivity premium is already priced into Buangkok’s 260-metre proximity. Buyers who believe CRL-driven uplift will translate into material PSF appreciation at The Quartz specifically should verify the station routing carefully at the LTA Cross Island Line project page before making this part of their investment thesis (as of 2026-Q1).
[
{
"persona": "first-time-hdb-upgraders",
"fit_color": "green",
"reason": "The Quartz is a natural first upgrade from Sengkang or Hougang HDB for buyers who value MRT convenience above all. Entry prices in the 2-bedroom range around S$1.2M-S$1.4M are accessible for dual-income upgrader couples, and the unit-size premium over new launches makes the lifestyle upgrade feel tangible from day one. Budget for a bathroom-and-kitchen refresh of S$30,000-S$50,000."
},
{
"persona": "families-with-young-children",
"fit_color": "green",
"reason": "Eight schools within 1.35 km, Nan Chiau Primary at 0.57 km for Phase 2C balloting, and spacious 3-bedroom layouts (1,100-1,300 sqft) make this a strongly family-oriented choice. The Sengkang heartland infrastructure — parks, polyclinics, LRT, food centres — means families are well-served without a car. The approaching 75-year CPF threshold is manageable for a 10-year family hold horizon."
},
{
"persona": "yield-focused-investors",
"fit_color": "amber",
"reason": "Gross yield of approximately 3.32% (slightly below the submarket average of 3.60%) is serviceable but not exceptional. Rental demand is steady and MRT-driven. The key investor risk is the lease approaching the 75-year CPF restriction in 2029, which will begin to narrow the resale buyer pool at exit. Investors with a 5-7 year hold horizon should run exit pricing through the lease decay calculator before committing at current ask levels."
},
{
"persona": "car-owning-households",
"fit_color": "green",
"reason": "The Quartz is well-served by the Tampines Expressway (TPE) and Kallang-Paya Lebar Expressway (KPE), making the CBD reachable in approximately 20 minutes off-peak and Changi Airport in roughly 20 minutes. Car-owning buyers who also want MRT backup for weekday commutes get both at an OCR price point."
},
{
"persona": "long-term-hold",
"fit_color": "amber",
"reason": "A 20+ year hold horizon carries structural risk as the lease falls toward 60 years remaining (by 2045), at which point CPF restrictions tighten further and bank loan LTV is reduced. Buyers planning to hold into retirement should prefer a freehold or longer-remaining-lease product in the same corridor. The development is better positioned as a 10-15 year hold than a generational hold."
},
{
"persona": "avoid-for-short-term-hold",
"fit_color": "red",
"reason": "Transaction costs (ABSD, BSD, legal fees, renovation) make a hold of fewer than 5 years difficult to justify at current entry pricing. The lease runway is also consuming more absolute years per short hold than a longer-lease product, meaning short-term flippers absorb disproportionate lease-decay cost relative to any capital appreciation over 2-3 years."
}
]
The Quartz is a structurally sound choice for owner-occupiers and medium-term investors who prioritise transit access, livability, and unit size over prestige address or a fresh lease. The 260-metre distance to Buangkok MRT is a genuine, daily-use advantage that most OCR developments at this price tier simply cannot offer — and the walkability score of 88/100 reflects a neighbourhood that functions well for car-free families in a way that many heartland condos marketed on “connectivity” do not actually deliver. District 19 remains the highest-volume OCR resale district by transaction count, which provides the exit liquidity that many buyers in thinner-traded submarkets lack (as of 2026-05). Review current pricing benchmarks on the District 19 market analytics page and run a side-by-side comparison against Sengkang peers on the comparison tool.
The dominant risk is chronological, not locational. With the 75-year CPF threshold arriving around 2029 and the lease at approximately 78 years today, buyers who plan to hold beyond 10–12 years from purchase will face a narrowing buyer pool at exit as CPF financing restrictions progressively tighten. This does not make the property unbuyable — owner-occupiers on a 10–15 year horizon face a manageable structural headwind, and the MRT premium tends to sustain pricing above the district median even on shorter-lease product. But buyers should enter with eyes open to this mechanic. Use the lease decay calculator to model exit pricing assumptions at the 70-year and 65-year marks under your intended hold period, and review the 99-year leasehold buyer guide for the full CPF pro-ration framework (as of 2026-05).
The optimal buyer profile is an MRT-dependent family or professional couple upgrading from the Sengkang-Hougang HDB precinct who wants maximum transit convenience, practical unit sizes, and a mature community at a sub-S$1,600 psf entry. For this buyer, The Quartz delivers a value proposition that newer launches in the corridor — priced S$200–S$1,000 psf higher depending on the project — cannot simply override with glossier finishings. Budget for renovation (S$30,000–S$60,000 for bathrooms and kitchen), model the lease carefully, and do not over-extend on purchase price in expectation of further aggressive PSF appreciation when EC supply is building in the pipeline.