Blk 227C Compassvale Dr
Project page · 99-year lease from 2000
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 227C | 10 TO 12 | 102 sqm | S$575,000 | S$5,637 psm | ×1.000 | S$5,637 psm |
| Sept 2026 | Blk 227C | 07 TO 09 | 102 sqm | S$585,000 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Mar 2026 | Blk 227C | 07 TO 09 | 102 sqm | S$585,000 | S$5,735 psm | ×0.996 | S$5,710 psm |
How accurate is this estimate for Compassvale Dr?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 57 sales in Compassvale Dr since.
- Median error
- 4.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.59% gross yield
S$38,400 of rent a year against the estimate above · 0.39 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 29 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 105 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 201A | 4 ROOM | S$3,100 |
| Sept 2026 | 212B | 4 ROOM | S$3,000 |
| Sept 2026 | 201C | 4 ROOM | S$2,900 |
| Aug 2026 | 215A | 4 ROOM | S$3,500 |
| Aug 2026 | 212C | 4 ROOM | S$3,300 |
| Aug 2026 | 204A | 4 ROOM | S$3,000 |
| Aug 2026 | 201A | 4 ROOM | S$3,000 |
| Jul 2026 | 217C | 4 ROOM | S$3,700 |
median of 29 HDB rental approvals for 4 ROOM on Compassvale Dr since 2025-11.
Buying or selling at S$582,411?
Buying: Stamp duty on S$582,411 · Cash and CPF needed on S$582,411 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$582,411.
Each opens with this figure filled in; change anything there.
Primary schools near 227c Compassvale Dr
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- North Spring Primary School · 183 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 257 m · no 2025 Phase 2C ballot
- North Vista Primary School · 655 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 770 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 825 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Palm View Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,118 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,167 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,176 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,391 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Springdale Primary School · 1,463 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,520 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,586 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,590 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,771 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 227C · 4 ROOM · 10 TO 12 · Model A · 72 years left | 102 sqm | S$575,000 | S$5,637 psm |
| Oct 2026 | Blk 227C · 5 ROOM · 04 TO 06 · Improved · 72 years left | 115 sqm | S$660,000 | S$5,739 psm |
| Sept 2026 | Blk 227C · 4 ROOM · 07 TO 09 · Model A · 72 years left | 102 sqm | S$585,000 | S$5,735 psm |
| Jul 2026 | Blk 227C · 5 ROOM · 10 TO 12 · Improved · 73 years left excluded: outlier | 115 sqm | S$550,000 | S$4,783 psm |
| Mar 2026 | Blk 227C · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$585,000 | S$5,735 psm |
| Oct 2025 | Blk 227C · 4 ROOM · 01 TO 03 · Model A · 73 years left | 102 sqm | S$598,000 | S$5,863 psm |
| Aug 2025 | Blk 227C · 4 ROOM · 01 TO 03 · Model A · 73 years left | 102 sqm | S$580,000 | S$5,686 psm |
| Jul 2024 | Blk 227C · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$560,000 | S$5,545 psm |
| Jul 2024 | Blk 227C · 4 ROOM · 01 TO 03 · Model A · 75 years left | 101 sqm | S$515,000 | S$5,099 psm |
| Jan 2024 | Blk 227C · 4 ROOM · 10 TO 12 · Model A · 75 years left | 101 sqm | S$538,000 | S$5,327 psm |
| Nov 2023 | Blk 227C · 5 ROOM · 10 TO 12 · Improved · 75 years left | 115 sqm | S$595,000 | S$5,174 psm |
| Jul 2023 | Blk 227C · 4 ROOM · 13 TO 15 · Model A · 76 years left | 102 sqm | S$558,000 | S$5,471 psm |
| Nov 2022 | Blk 227C · 4 ROOM · 10 TO 12 · Model A · 76 years left | 101 sqm | S$513,000 | S$5,079 psm |
| Jun 2022 | Blk 227C · 4 ROOM · 10 TO 12 · Model A · 77 years left | 101 sqm | S$470,000 | S$4,653 psm |
| Mar 2022 | Blk 227C · 5 ROOM · 10 TO 12 · Improved · 77 years left | 115 sqm | S$510,000 | S$4,435 psm |
| Dec 2021 | Blk 227C · 4 ROOM · 07 TO 09 · Model A · 77 years left | 101 sqm | S$435,000 | S$4,307 psm |
Showing 16 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 227C · 5 ROOM | S$3,200 | — |
| Feb 2026 | Blk 227C · 5 ROOM | S$3,000 | — |
| Aug 2025 | Blk 227C · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 227C · 5 ROOM | S$2,700 | — |
| Aug 2023 | Blk 227C · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 227C · 5 ROOM | S$2,900 | — |
| Jan 2023 | Blk 227C · 5 ROOM | S$1,850 | — |
| Dec 2022 | Blk 227C · 4 ROOM | S$2,900 | — |
| Nov 2022 | Blk 227C · 4 ROOM | S$2,300 | — |
| Mar 2022 | Blk 227C · 4 ROOM | S$2,900 | — |
| Jan 2022 | Blk 227C · 4 ROOM | S$2,900 | — |
| Oct 2021 | Blk 227C · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 227C · 4 ROOM | S$2,050 | — |
| Feb 2021 | Blk 227C · 5 ROOM | S$1,700 | — |
| Jan 2021 | Blk 227C · 5 ROOM | S$1,850 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 72 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 67 years | S$558,770 | S$616,927 | S$665,248 | S$679,829 |
| 10 years | 62 years | S$541,079 | S$659,572 | S$766,940 | S$800,929 |
| 20 years | 52 years | S$498,050 | S$740,077 | S$1,000,634 | S$1,091,290 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.