Condo profile
Jewel @ Buangkok: what your unit is worth and what it rents for
Compassvale Bow · District 19 · Outside Central Region
A 99-year leasehold condo, a 6-minute walk from Buangkok MRT. Over the last 12 months, units here averaged $1,850 psf and leased at a median of $3,500 a month.
Data refreshed 13 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Jewel @ Buangkok unit worth?
Based on 37 resale transactions in the last 12 months (URA):
- 1-Bedroom · 463–484 sq ft$785k – $845kavg $1,712 psf · 3 sales
- 2-Bedroom · 721–775 sq ft$1.27M – $1.35Mavg $1,760 psf · 13 sales
- 3-Bedroom · 872–1,216 sq ft$1.60M – $2.37Mavg $1,922 psf · 17 sales
- 4-Bedroom · 1,324–1,356 sq ft$2.50M – $2.68Mavg $1,938 psf · 4 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Jewel @ Buangkok unit?
Based on 131 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,800 – $2,938 a monthmedian $2,850 · 42 leases
- 2-Bedroom$3,400 – $3,600 a monthmedian $3,500 · 60 leases
- 3-Bedroom$4,300 – $4,700 a monthmedian $4,500 · 25 leases
- 4-Bedroom$6,150 – $6,300 a monthmedian $6,300 · 3 leases
- 5-Bedroom$6,300 a monthmedian $6,300 · 1 lease
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
Jewel @ Buangkok at a glance
| Tenure | 99-year leasehold from 2012 |
|---|---|
| Remaining lease | About 85 years |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
Jewel @ Buangkok occupies Compassvale Bow, and its leases on file all begin in 2012, leaving roughly eighty-five years of tenure. Sales and rentals in the last 12 months cover one-, two-, three- and four-bedroom layouts. Only the Buangkok MRT station lies within easy reach of the blocks, a walk of about six minutes. Compare like-for-like layouts when pricing, since each layout trades at a different level.
Works well for
- Owners of one- or two-bedroom floors, the layouts with the deepest rent data
- Buyers who want an MRT station about a 6-minute walk away
Worth weighing
- Four-bedroom resales are few, so price those by size rather than the average psf
- With no other station within walking reach, rail access rests on the 6-minute Buangkok MRT walk
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Jewel @ Buangkok units have sold for
Last 12 months · 37 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 3 | $1,712 | $785k – $845k | 463–484 sq ft |
| 2-Bedroom | 13 | $1,760 | $1.27M – $1.35M | 721–775 sq ft |
| 3-Bedroom | 17 | $1,922 | $1.60M – $2.37M | 872–1,216 sq ft |
| 4-Bedroom | 4 | $1,938 | $2.50M – $2.68M | 1,324–1,356 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
Jewel @ Buangkok resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | 1,356 sq ft | $2.66M | $1,961 | Resale |
| Sep 2026 | 01-05 | 484 sq ft | $819k | $1,691 | Resale |
| Sep 2026 | 16-20 | 1,216 sq ft | $2.37M | $1,948 | Resale |
| Aug 2026 | 06-10 | 721 sq ft | $1.31M | $1,816 | Resale |
| Aug 2026 | 16-20 | 936 sq ft | $1.89M | $2,019 | Resale |
| Aug 2026 | 11-15 | 732 sq ft | $1.30M | $1,776 | Resale |
| Aug 2026 | 11-15 | 1,141 sq ft | $2.29M | $2,007 | Resale |
| Jul 2026 | 06-10 | 732 sq ft | $1.31M | $1,787 | Resale |
174 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Jewel @ Buangkok units lease for
Leases in the last 12 months · 131 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 42 | $2,850 | $2,800 – $2,938 | 4.2% |
| 2-Bedroom | 60 | $3,500 | $3,400 – $3,600 | 3.2% |
| 3-Bedroom | 25 | $4,500 | $4,300 – $4,700 | 2.6% |
| 4-Bedroom | 3 | $6,300 | $6,150 – $6,300 | 2.9% |
| 5-Bedroom | 1 | $6,300 | $6,300 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~85 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Compassvale Bow. School bands use straight-line distance from Compassvale Bow; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
Jewel @ Buangkok
Closest
Riverfront Residences
Kingsford Waterbay
The Florence Residences
Source: URA transactions and rental contracts.
What brings you to Jewel @ Buangkok?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Jewel @ Buangkok
How much is my Jewel @ Buangkok unit worth?
Over the last 12 months, 1-Bedroom units sold for $785k to $845k; 2-Bedroom units sold for $1.27M to $1.35M; 3-Bedroom units sold for $1.60M to $2.37M; 4-Bedroom units sold for $2.50M to $2.68M, based on 37 URA-recorded resale transactions averaging $1,850 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Jewel @ Buangkok unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,800 to $2,938; 2-Bedroom $3,400 to $3,600; 3-Bedroom $4,300 to $4,700; 4-Bedroom $6,150 to $6,300; 5-Bedroom $6,300. The overall median was $3,500 a month across 131 URA-recorded contracts.
What is the average psf at Jewel @ Buangkok?
37 resale transactions in the last 12 months averaged $1,850 psf, ranging from $1,621 to $2,019 psf.
What did the latest unit sell for?
A 1,356 sq ft unit on floors 01-05 sold for $2.66M ($1,961 psf) in Oct 2026.
How many years are left on the lease?
About 85 years. It is a 99-year lease from 2012, ending in 2111.
What is the nearest train station?
Buangkok MRT (NE15), about a 6-minute walk (464 m).
Which primary schools are within 1 km?
Montfort Junior School (807 m), North Vista Primary School (520 m), Palm View Primary School (371 m), Punggol Primary School (388 m), Yio Chu Kang Primary School (768 m), measured straight-line from Compassvale Bow. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.