Can Living Near an Integrated Development Raise Your Condo’s Value?
- We tracked condo prices before and after Sengkang Grand launched—here’s what really happens to nearby condos when an integrated development arrives.
- Two neighbouring condos saw their price gap narrow by over 40%—proving that just being near the right launch can pay off.
- But not all condos benefitted—we uncovered a pattern that may surprise even seasoned investors.
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Singaporeans seem to be of two minds about integrated projects. One half believes a nearby integrated project will raise property values, or at least improve demand. Most people want a mall and an MRT station nearby, right? On the other hand, some homeowners dread the thought of huge crowds and congestion, drawn by said mall. And sometimes, there’s the lingering suspicion that surrounding projects may become less attractive, by way of contrast. Has the new integrated project lifted surrounding condo prices—or made them look outdated? We tried to find a clear conclusion by looking at the price movements:
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Why Sengkang Grand Residences is a good way to explore this
It was difficult to find a good point of comparison to test the theory. We needed an example where the integrated project would have had time to show any effects, where there was sufficient transaction volume, and where there were regular condos nearby to compare results.
Sengkang Grand Residences is a 680-unit leasehold integrated project, completed in 2023. Its commercial component is Sengkang Grand Mall, a three-storey retail space that also includes a hawker centre, childcare facilities, a community club, and more.
To see if it had a positive effect on nearby condos, we examined two of Sengkang Grand’s neighbours: the first is The Quartz, a leasehold 625-unit condo built in 2009. The second is Jewel @ Buangkok, a leasehold 616-unit condo built more recently in 2016.
We’ve focused specifically on three-bedroom units. This avoids distortions from one- and two-bedroom units that are often bought for investment or rental yield strategies. Plus, The Quartz doesn’t have units smaller than three-bedders, so this comparison approach makes more sense.
Now let’s compare the price trends of Sengkang Grand with its two neighbouring condos.
Here’s a look at the average price per square foot (PSF) over the years, including new sales, subsales, and resales:
| Year | JEWEL @ BUANGKOK | SENGKANG GRAND RESIDENCES | THE QUARTZ | |
| 2006 | $501 | |||
| 2007 | $594 | |||
| 2008 | $727 | |||
| 2009 | $618 | |||
| 2010 | $827 | |||
| 2011 | $917 | |||
| 2012 | $1,009 | |||
| 2013 | $1,152 | $1,090 | ||
| 2014 | $1,168 | $1,034 | ||
| 2015 | $1,143 | $963 | ||
| 2016 | $1,143 | $935 | ||
| 2017 | $1,175 | $916 | ||
| 2018 | $1,200 | $991 | Year Plot Was Purchased | |
| 2019 | $1,273 | $1,695 | $988 | |
| 2020 | $1,289 | $1,679 | $1,018 | |
| 2021 | $1,319 | $1,719 | $1,081 | |
| 2022 | $1,436 | $1,808 | $1,252 | |
| 2023 | $1,580 | $1,946 | $1,353 | Year Sengkang Grand TOP |
| 2024 | $1,690 | $2,038 | $1,402 |
Prices did go up after Sengkang Grand’s launch, but that alone isn’t conclusive. Instead, there are three points of interest here:
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