Rent vs D19 +8.1%
Rents near district median
Esparina Residences's latest 12-month median rent is $4,000 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Esparina Residences rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 111 Compassvale Bow Esparina Residences Singapore 544998
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Quick summary about Esparina Residences
Esparina Residences is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 246 rentals and 184 sales.
- Latest 12M median rent is $4,000 per month from 53 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,780,000, with median sale PSF at $1,708 psf from 33 sales.
- Rent is up 17.1% over the last 3 months. Sale PSF is up 4.4% over the last 3 months.
Esparina Residences Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 +2.3%
Sale PSF near district median
Esparina Residences's latest 12-month median sale PSF is $1,708 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.70%
Rent support near district screen
Gross yield is roughly 2.70% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 28.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -25.5%
Activity is lighter
38 recent transactions versus 51 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2010 matters most on sale price. Compare Esparina Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,708 psf
Is the purchase price fair?
$1,730,000 to $1,830,000 and $1,660 to $1,760 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,500
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 28.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -25.5%
Is activity rising?
Activity is lighter. 38 recent transactions versus 51 in the prior 6-month view.
Esparina Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2010
Property type Executive Condominium
Sales 184 resale transactions
Total sold value $287.3M
Esparina Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 246 Jun 2021 to Jun 2026
Sale transactions 184 Jul 2021 to Jul 2026
Rent trend 17.1% Last 3 months
Sale PSF trend 4.4% Last 3 months
Esparina Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BUANGKOK MRT STATION (NE15) 0.22 km away
BUANGKOK MRT STATION 0.27 km away
HOUGANG MRT STATION (NE14) 1.18 km away
Schools nearby
PALM VIEW PRIMARY SCHOOL 0.21 km away
NORTH VISTA PRIMARY SCHOOL 0.52 km away
PUNGGOL PRIMARY SCHOOL 0.57 km away
YIO CHU KANG PRIMARY SCHOOL 0.77 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 0.49 km away
BUANGKOK PARK CONNECTOR Park / green link · 0.99 km away
BUANGKOK HAWKER CENTRE Food centre · 0.23 km away
Esparina Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,450 75 rentals in view
Latest median sale PSF $1,830 psf 59 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 5 $1,830 psf $1,930,000
Jun 2026 8 $4,450 0 - -
May 2026 1 $3,700 2 $1,677 psf $1,965,000
Apr 2026 5 $4,500 0 - -
Mar 2026 7 $3,800 6 $1,743 psf $1,900,000
Feb 2026 2 $4,325 2 $1,613 psf $1,926,500
Jan 2026 6 $3,750 4 $1,737 psf $1,595,000
Dec 2025 7 $3,600 2 $1,669 psf $1,667,500
Nov 2025 4 $4,350 3 $1,701 psf $1,410,000
Oct 2025 6 $4,850 4 $1,748 psf $1,750,000
Sept 2025 4 $4,450 5 $1,689 psf $1,400,000
Aug 2025 3 $3,600 3 $1,745 psf $1,860,000
Projects Similar to Esparina Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 A Treasure Trove 2.8 km away 1,183 transactions
- Median rent
- $3,750
- Median sale PSF
- $1,418 psf
- Median rent
- $4,000
- Median sale PSF
- $1,324 psf
- Median rent
- $3,975
- Median sale PSF
- $1,401 psf
- Median rent
- $3,500
- Median sale PSF
- $1,420 psf
- Median rent
- $3,500
- Median sale PSF
- $1,482 psf
- Median rent
- $3,700
- Median sale PSF
- $1,261 psf
Esparina Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,700 $3,525 107
3 bed $4,500 $4,312 131
4 bed $5,750 $5,094 8
Esparina Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,700 $3,511 106
1,000 to 1,100 sqft $4,500 $4,375 113
1,100 to 1,200 sqft $3,800 $3,794 17
1,300 to 1,400 sqft $6,200 $6,200 2
1,400 to 1,500 sqft $4,500 $4,410 5
1,600 to 1,700 sqft $5,500 $5,500 1
1,700 to 1,800 sqft $5,500 $5,500 1
1,800 to 1,900 sqft $6,300 $6,300 1
Esparina Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,531,944 $1,529 psf 48
06 to 10 $1,580,000 $1,618 psf 47
11 to 15 $1,530,000 $1,638 psf 55
16 to 20 $1,450,444 $1,545 psf 34
Esparina Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Esparina Residences shows a latest 12-month median monthly rent of $4,000 across 53 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 53
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Esparina Residences show a median price of $1,780,000 and $1,708 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,780,000
Latest 12M median PSF $1,708 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2010 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Esparina Residences has 184 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $287.3M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Esparina Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.8M Compare ownership cost against renting. Mortgage $1.8M Estimate monthly payment from the sale price. Stamp duty $1,708 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Esparina Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Esparina Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Esparina Residences?
Esparina Residences has a latest 12-month median monthly rent of $4,000 across 53 rentals in that period.
What is the typical sale price at Esparina Residences?
The latest 12-month median sale price for Esparina Residences is $1,780,000, based on 33 sales in that period.
What is the median sale PSF at Esparina Residences?
The latest 12-month median sale price per square foot for Esparina Residences is $1,708 psf. The average for the same period is $1,705 psf.
Is Esparina Residences freehold or leasehold?
Esparina Residences is listed as 99-year leasehold from 2010. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Esparina Residences located?
Esparina Residences is located at 111 Compassvale Bow Esparina Residences Singapore 544998 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Esparina Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.