The top transaction this month hit $859 psf on Compassvale Dr — 36% above the town median. One block, very different price point.
Transaction volume picked up in Sengkang in May 2026, with 141 resale transactions compared to 125 in April. Month-on-month, the town median PSF held near $631 — a balanced market with no strong directional pressure. The town sits below the regional median of $638 psf (-1.0%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 2026
Sengkang median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Sengkang |
|---|---|---|
| Sengkang | $631 | — |
| North-East Region | $638 | +1.0% |
| Island Wide | $602 | -4.7% |
Sengkang ranks #3 of 5 North-East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Compassvale St | 4 transactions | $539 |
| Fernvale Rd | 3 transactions | $658 |
| Rivervale Walk | 3 transactions | $626 |
| Fernvale Rd | 2 transactions | $669 |
| Rivervale Cres | 2 transactions | $712 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 141 | $595,000 | $652,000 | $715,000 | $631 |
| 2-Room | 7 | $367,400 | $390,000 | $400,500 | $788 |
| 3-Room | 11 | $522,500 | $548,888 | $555,944 | $750 |
| 4-Room | 65 | $600,000 | $650,000 | $695,000 | $649 |
| 5-Room | 51 | $632,500 | $680,000 | $741,444 | $555 |
| Executive | 7 | $818,444 | $830,000 | $945,000 | $606 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $631 median PSF represents a 0.4% dip against April's $634. Transaction count rose 13% from 125 to 141. Both sides should anchor to recent comparables.
Compassvale St led with 4 transactions (3% of all town resale) at a median $539 psf — 15% below the town median. Fernvale Rd followed with 3 transactions.
4-Room flats led resale activity in May 2026, accounting for 65 of 141 transactions (46%) at a median $649 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 216A Compassvale Dr | 5-Room | 07 TO 09 | 1,206 | $1,035,000 | $859 | 90 years 01 month |
| 102 Rivervale Walk | Executive | 16 TO 18 | 1,550 | $970,000 | $626 | 71 years 11 months |
| 102 Rivervale Walk | Executive | 10 TO 12 | 1,528 | $960,000 | $628 | 71 years 11 months |
| 102 Rivervale Walk | Executive | 13 TO 15 | 1,518 | $930,000 | $613 | 71 years 10 months |
| 277A Compassvale Link | 4-Room | 13 TO 15 | 990 | $900,000 | $909 | 82 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 353B Anchorvale Lane | 2-Room | 16 TO 18 | 506 | $430,000 | $850 | 93 years 09 months |
| 455A Sengkang West Ave | 2-Room | 07 TO 09 | 517 | $410,000 | $794 | 93 years 05 months |
| 467B Fernvale Link | 2-Room | 22 TO 24 | 506 | $391,000 | $773 | 89 years 04 months |
| 448B Sengkang West Way | 2-Room | 22 TO 24 | 495 | $390,000 | $788 | 87 years 02 months |
| 180A Rivervale Cres | 2-Room | 07 TO 09 | 506 | $372,800 | $737 | 87 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 281A Sengkang East Ave | 3-Room | 04 TO 06 | 721 | $605,000 | $839 | 88 years 04 months |
| 439B Sengkang West Ave | 3-Room | 13 TO 15 | 743 | $572,000 | $770 | 83 years 09 months |
| 467A Fernvale Link | 3-Room | 22 TO 24 | 732 | $556,000 | $760 | 89 years 03 months |
| 445B Fernvale Rd | 3-Room | 10 TO 12 | 721 | $555,888 | $771 | 85 years 07 months |
| 289A Compassvale Cres | 3-Room | 13 TO 15 | 732 | $550,000 | $751 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 277A Compassvale Link | 4-Room | 13 TO 15 | 990 | $900,000 | $909 | 82 years 01 month |
| 217C Compassvale Dr | 4-Room | 13 TO 15 | 990 | $871,000 | $880 | 90 years 01 month |
| 275A Compassvale Link | 4-Room | 10 TO 12 | 969 | $855,000 | $883 | 82 years 02 months |
| 282A Sengkang East Ave | 4-Room | 07 TO 09 | 990 | $833,888 | $842 | 88 years 04 months |
| 277A Compassvale Link | 4-Room | 07 TO 09 | 969 | $825,888 | $853 | 82 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 216A Compassvale Dr | 5-Room | 07 TO 09 | 1,206 | $1,035,000 | $859 | 90 years 01 month |
| 335C Anchorvale Cres | 5-Room | 10 TO 12 | 1,238 | $900,000 | $727 | 88 years 08 months |
| 335A Anchorvale Cres | 5-Room | 10 TO 12 | 1,195 | $895,000 | $749 | 88 years 08 months |
| 280B Sengkang East Ave | 5-Room | 01 TO 03 | 1,206 | $873,000 | $724 | 88 years 04 months |
| 326C Anchorvale Rd | 5-Room | 07 TO 09 | 1,206 | $860,000 | $713 | 88 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 102 Rivervale Walk | Executive | 16 TO 18 | 1,550 | $970,000 | $626 | 71 years 11 months |
| 102 Rivervale Walk | Executive | 10 TO 12 | 1,528 | $960,000 | $628 | 71 years 11 months |
| 102 Rivervale Walk | Executive | 13 TO 15 | 1,518 | $930,000 | $613 | 71 years 10 months |
| 302D Anchorvale Link | Executive | 10 TO 12 | 1,399 | $830,000 | $593 | 74 years 07 months |
| 226C Compassvale Walk | Executive | 04 TO 06 | 1,453 | $821,888 | $566 | 72 years 08 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Sengkang show a real lease-decay gap — units with 80-89 years remaining trade at $713 psf against $535 psf for the 70-79 band, a 25% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 4612-mo avg · 46 transactions | $394,000 | $791 |
| 80-89 years | 2412-mo avg · 24 transactions | $380,000 | $744 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5212-mo avg · 52 transactions | $540,000 | $738 |
| 80-89 years | 9 | $548,888 | $750 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $745,000 | $752 |
| 80-89 years | 42 | $669,444 | $659 |
| 70-79 years | 17 | $578,000 | $573 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5 | $800,000 | $658 |
| 80-89 years | 7 | $860,000 | $713 |
| 70-79 years | 39 | $660,000 | $535 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 7 | $830,000 | $606 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-2.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Link | 1 | $2,000/mo |
| Anchorvale Rd | 1 | $2,250/mo |
| Anchorvale Rd | 1 | $2,300/mo |
Rents softening (-5.8% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Fernvale Link | 2 | $2,900/mo |
| Fernvale Rd | 2 | $2,250/mo |
| Anchorvale St | 1 | $2,900/mo |
Rents firming (+3.2% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Rivervale Cres | 3 | $3,300/mo |
| Anchorvale Dr | 2 | $3,500/mo |
| Anchorvale Link | 2 | $3,050/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Dr | 3 | $3,400/mo |
| Anchorvale Rd | 2 | $2,900/mo |
| Anchorvale Rd | 2 | $3,250/mo |
Rents softening (-2.8% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Link | 2 | $3,700/mo |
| Anchorvale Rd | 2 | $3,350/mo |
| Rivervale St | 2 | $3,400/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Sengkang held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 25% 5-Room lease-decay spread between the 80-89 and 70-79 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Rising (+2.6% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.1% MoM — price with that in mind (6 leases last month). Currently +23.5% vs the region median.
Get a Free ValuationFlat (+0.1% MoM) — anchor to recent comparables.
Rental softening, -5.8% MoM — price with that in mind (16 leases last month). Currently +17.5% vs the region median.
Get a Free ValuationFlat (+1.7% MoM) — anchor to recent comparables.
Rental strong, +3.2% MoM — supports pricing (87 leases last month). Currently +1.8% vs the region median.
Get a Free ValuationSoftening (-4.3% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (72 leases last month). Currently -12.9% vs the region median.
Get a Free ValuationRising (+4.3% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.8% MoM — price with that in mind (22 leases last month). Currently -5.1% vs the region median.
Get a Free ValuationRents softening (-2.1% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Link | 1 | $2,000/mo |
| Anchorvale Rd | 1 | $2,250/mo |
| Anchorvale Rd | 1 | $2,300/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Fernvale Link | 2 | $2,900/mo |
| Fernvale Rd | 2 | $2,250/mo |
| Anchorvale St | 1 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Rivervale Cres | 3 | $3,300/mo |
| Anchorvale Dr | 2 | $3,500/mo |
| Anchorvale Link | 2 | $3,050/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Dr | 3 | $3,400/mo |
| Anchorvale Rd | 2 | $2,900/mo |
| Anchorvale Rd | 2 | $3,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Anchorvale Link | 2 | $3,700/mo |
| Anchorvale Rd | 2 | $3,350/mo |
| Rivervale St | 2 | $3,400/mo |
Low/High = P25–P75 rent range this month.
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