Mixed-use and integrated developments tend to be popular with homebuyers because they offer residents convenience and connectivity. Additionally, homebuyers indicated in an earlier survey that they are willing to pay more for homes that provide these desirable attributes.
The terms mixed-use development and integrated development are often used interchangeably, but they actually refer to different types of projects. A mixed-use development refers to a project that combines different uses under one roof. For example, a condo with a retail podium. An integrated development is essentially a mixed-use development that also incorporates a public transport hub, such as an MRT station and/or a bus interchange.
For the purpose of this article, we will focus on residential developments that are integrated with both an MRT station and a bus interchange. Currently, there are nine such completed developments, with another two still under construction (see Table 1).
Compass Heights: Seven transactions with profits exceeding $1 million
Having obtained its temporary occupation permit (TOP) in 2002, Compass Heights is the oldest integrated development in Singapore. It is also one of three integrated developments in District 19, which is the most among all districts. The other two integrated developments in District 19 are Watertown (TOP in 2017) and Sengkang Grand Residences (TOP in 2023).
Since its launch in 2001, the average price for Compass Heights has surged by 157.2%. The average price for the integrated development surpassed the $1,000 psf threshold in 2023 and currently stands at $1,250 psf (see Chart 1).
Source: EdgeProp Market Trends (as at 19 May 2025)
The strong price growth could explain the 515 profitable transactions achieved by Compass Heights since its launch. Profits range from approximately $1,400 to $1.404 million. Only 89 unprofitable transactions were recorded for the development, with losses ranging from breakeven to approximately $268,000.
Notably, seven transactions generated profits exceeding $1 million. Of these, two took place earlier this year, resulting in profits of $1.268 million and $1.019 million, respectively (see Table 2). Interestingly, both sellers had bought their units in 2001 before selling them this year. The stellar price performance of Compass Heights since its launch likely contributed to the eye-watering profits made by these two sellers.
Source: EdgeProp Buddy (as at 19 May 2025)
The seller of the unit that generated the second-highest profit of $1.268 million had purchased the unit from the developer in April 2001 for $812,047 ($524 psf) and sold it in March for $2.08 million ($1,342 psf).
The 1,550-sq ft unit is located on the 11th storey and features an en-suite master bedroom as well as a second en-suite bedroom (see Floor Plan 1). The unit includes two additional bedrooms, a common bathroom, a spacious living and dining area, as well as a long kitchen with a yard, a washroom, and a household shelter.
Source: EdgeProp Research
Likewise, the seller of the unit that generated the seventh-highest profit of $1.019 million bought it from the developer in March 2001 for $669,800 ($519 psf) and sold it in January for $1.689 million ($1,308 psf).
The 1,292-sq ft unit is located on the sixth storey and features three bedrooms, including an en-suite master bedroom (see Floor Plan 2). Additionally, the unit has a spacious kitchen with a yard, a washroom, and a utilities room.
Source: EdgeProp Research
The million-dollar profits enjoyed by both sellers could be attributed to their units being sold at significantly higher-than-average prices of $1,342 psf and $1,308 psf earlier this year, compared to the current average price of $1,250 psf for Compass Heights (see Chart 1). This is despite the sellers having paid $524 psf and $519 psf for their units in 2001, when the average price for the development was lower at $486 psf.
There are only two condos within a 500m radius of Compass Heights, namely La Fiesta and The Luxurie (see Map 1). Both condos are located adjacent to each other and across the road from Compass Heights. Nearby amenities include Compass One, Kopitiam Square, Sengkang MRT Station, Sengkang Bus Interchange, Compassvale Primary School and Seng Kang Primary School.
Source: EdgeProp LandLens (as at 16 May 2025)
Similar to Compass Heights, both condos are 99-year leasehold developments, but they are significantly newer. Compass Heights obtained its TOP in 2002, while La Fiesta and The Luxurie obtained their TOP in 2016 and 2015, respectively. La Fiesta (810 units) and The Luxurie (622 units) also feature more units than Compass Heights (536 units).
The significantly newer La Fiesta ($1,696 psf) and The Luxurie ($1,577 psf) consistently command higher average resale prices compared to Compass Heights ($1,250 psf) (see Chart 2). This could be due to lease decay affecting Compass Heights.
However, Compass Heights has recorded a stronger price growth of 42.2% since 2020, compared to La Fiesta (34.5%) and The Luxurie (38.1%). The integrated nature of Compass Heights may have supported its prices and helped mitigate some of the impact from lease decay.
Source: EdgeProp Market Trends (as at 19 May 2025)
Watertown: Higher resale price than neighbours
Among the completed integrated developments, the 992-unit Watertown stands out for having the highest number of units. However, it will be overtaken by the 1,193-unit PARKTOWN Residence upon its completion.
Watertown also has more units than A Treasure Trove (882 units) and Parc Centros (618 units), which are the only condos within a 500m radius of Watertown (see Map 2).
All three developments are 99-year leasehold projects and obtained their TOP within a few years of each other. Among the trio, Watertown (TOP in 2017) is the newest, followed by Parc Centros (TOP in 2016) and A Treasure Trove (TOP in 2015).
Source: EdgeProp LandLens (as at 16 May 2025)
Despite their numerous similarities, the average resale price of Watertown ($1,697 psf) has consistently trended above that of Parc Centros ($1,639 psf) and A Treasure Trove ($1,569 psf) (see Chart 3). This could be because homebuyers are willing to pay more for the convenience and connectivity that an integrated development like Watertown provides to its residents.
However, Watertown (25.9%) has recorded the weakest average resale price growth since 2020, compared to A Treasure Trove (45.5%) and Parc Centros (38.8%). This may be due to Watertown’s higher price, which could have limited its room for growth before encountering resistance from buyers.
Source: EdgeProp Market Trends (as at 19 May 2025)
Despite achieving weaker price growth than its immediate neighbours, Watertown has still delivered in terms of profitability, with 377 profitable transactions recorded since its launch in 2012. Profits range from approximately $150 to $1.141 million. The development also recorded 33 unprofitable transactions, with losses ranging from breakeven to approximately $377,000.
Of the 377 profitable transactions, three yielded profits exceeding $1 million (see Table 3). In comparison, only one of the 261 profitable transactions for Parc Centros generated a profit of over $1 million, while none of the 218 profitable transactions for A Treasure Trove exceeded $1 million in profits.
Notably, all three Watertown sellers had purchased their units in 2012 and sold them last year. Additionally, the most profitable unit and the third most profitable unit were both four-bedroom units from Stack 81, each measuring 1,356 sq ft.
Source: EdgeProp Buddy (as at 19 May 2025)
The seller of the most profitable unit bought it from the developer in February 2012 for $1.349 million ($995 psf) and sold it last September for $2.49 million ($1,836 psf), resulting in a record-high profit of $1.141 million for Watertown. From 2012 to last year, the average price of Watertown grew by 37.7% (see Chart 4), which would have benefited the seller. This year, the average price for Watertown rose further to $1,697 psf.
Another reason for the record-high profit is that the seller paid $995 psf for the unit in 2012, when the average price of Watertown was significantly higher at $1,212 psf. Furthermore, the seller sold the unit at $1,836 psf last year, well above Watertown’s average price of $1,669 psf at that time.
Source: EdgeProp Market Trends (as at 19 May 2025)
The Woodleigh Residences: Highest price among integrated developments
Among the nine completed integrated developments, The Woodleigh Residences achieved the highest average price of $2,408 psf (see Chart 5). The Woodleigh Residences and Sengkang Grand Residences ($2,015 psf) are the only two completed integrated developments with average prices above $2,000 psf. The higher prices enjoyed by both developments could be attributed to their age, as both recently obtained their TOP in 2023.
Source: EdgeProp Market Trends (as at 21 May 2025)
Additionally, the average price of The Woodleigh Residences has increased by 18.4% since its launch in 2018 (see Chart 6).
Source: EdgeProp Market Trends (as at 20 May 2025)
In addition to its young age, the close proximity of The Woodleigh Residences to nature, such as Alkaff Lake and Bidadari Park, could have boosted its price.
The average price of The Woodleigh Residences is also higher than that of its immediate neighbours. Park Colonial and 8@Woodleigh are the only two 99-year leasehold condominiums within a 500m radius of The Woodleigh Residences (see Map 3). Only Upper Serangoon Road separates The Woodleigh Residences and Park Colonial, while 8@Woodleigh is located further away.
Park Colonial (TOP in 2021) is only two years older than The Woodleigh Residences (TOP in 2023), whereas 8@Woodleigh (TOP in 2012) is significantly older. However, Park Colonial (805 units) has more units than The Woodleigh Residences (667 units) and 8@Woodleigh (330 units).
Source: EdgeProp LandLens (as at 20 May 2025)
Despite their similarities, the average price for The Woodleigh Residences ($2,408 psf) has trended above that of Park Colonial ($2,226 psf) since 2020 (see Chart 7). Additionally, the average price for The Woodleigh Residences is higher than that of 99-year leasehold condos in District 13 that are 10 years old or newer ($2,145 psf).
Source: EdgeProp Market Trends (as at 20 May 2025)
At the time of writing, The Woodleigh Residences has achieved 80 profitable transactions, with profits ranging from approximately $61,000 to $630,000. Thus far, nine transactions have yielded profits exceeding $500,000.
The unit involved in the transaction that resulted in the record-high profit of $630,000 is a three-bedroom unit on the ninth storey. The seller bought the unit from the developer in September 2020 for $1.796 million ($1,875 psf) and sold it in June last year for $2.426 million ($2,532 psf).
The 958-sq ft unit features an en-suite master bedroom, two additional bedrooms, and a common bathroom. It also includes a utilities room located between the common bathroom and the kitchen, which can be used as a study nook or a helper’s room (see Floor Plan 3).
Source: EdgeProp Research
Expected to remain in demand
Integrated developments are expected to remain popular among homebuyers, as evidenced by the stellar sales performance of The Reserve Residences and PARKTOWN Residence during their launches. Both integrated developments are still under construction.
The Reserve Residences achieved a take-up rate of 71% when it was first launched in March 2023, while PARKTOWN Residence recorded a take-up rate of 87.3% during its recent launch weekend in February.
Based on caveats lodged with URA, 719 units have been sold from the 892-unit The Reserve Residences, which translates to a take-up rate of 80.6%. Likewise, 1,071 caveats for PARKTOWN Residence have been lodged at the time of writing, translating to a take-up rate of 89.8% for the 1,193-unit development.
Conclusion
Integrated developments appeal to homebuyers because of the convenience and connectivity they provide to residents. This is despite the higher prices that such developments command compared to nearby condominiums. Integrated developments also tend to yield higher profits for their sellers.
The Woodleigh Residences and Sengkang Grand Residences are the only two integrated developments with average prices above $2,000 psf. In addition to their integrated nature, their age could have contributed to their higher prices because both developments obtained their TOP only a few years ago.
Thus far, the highest number of integrated developments can be found in District 19. This includes Compass Heights, the oldest integrated development, as well as Watertown, the largest integrated development. Despite its age, Compass Heights has recorded stronger price growth compared to neighbouring condos.
The popularity of integrated developments among homebuyers is not expected to wane in the near future, as evidenced by the robust take-up rates achieved by The Reserve Residences and PARKTOWN Residence.
