Blk 286A Compassvale Cres
Project page · 99-year lease from 2017
Based on 34 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 286A | 10 TO 12 | 93 sqm | S$678,000 | S$7,290 psm | ×1.000 | S$7,290 psm |
| Oct 2026 | Blk 289A | 10 TO 12 | 93 sqm | S$693,800 | S$7,460 psm | ×1.000 | S$7,460 psm |
| Oct 2026 | Blk 293A | 04 TO 06 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| Sept 2026 | Blk 289A | 07 TO 09 | 96 sqm | S$688,000 | S$7,167 psm | ×1.000 | S$7,167 psm |
| Sept 2026 | Blk 288C | 13 TO 15 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Aug 2026 | Blk 287C | 04 TO 06 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Aug 2026 | Blk 287B | 13 TO 15 | 93 sqm | S$738,000 | S$7,935 psm | ×1.000 | S$7,935 psm |
| Aug 2026 | Blk 288A | 04 TO 06 | 93 sqm | S$638,000 | S$6,860 psm | ×1.000 | S$6,860 psm |
| Aug 2026 | Blk 293D | 10 TO 12 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Aug 2026 | Blk 287A | 07 TO 09 | 93 sqm | S$695,000 | S$7,473 psm | ×1.000 | S$7,473 psm |
| Aug 2026 | Blk 293C | 10 TO 12 | 93 sqm | S$703,000 | S$7,559 psm | ×1.000 | S$7,559 psm |
| Jul 2026 | Blk 288C | 13 TO 15 | 93 sqm | S$670,000 | S$7,204 psm | ×1.000 | S$7,204 psm |
| Jul 2026 | Blk 286C | 13 TO 15 | 93 sqm | S$683,000 | S$7,344 psm | ×1.000 | S$7,344 psm |
| Jul 2026 | Blk 293B | 07 TO 09 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Jul 2026 | Blk 287A | 04 TO 06 | 93 sqm | S$655,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Jun 2026 | Blk 287A | 10 TO 12 | 96 sqm | S$720,000 | S$7,500 psm | ×0.999 | S$7,489 psm |
| Jun 2026 | Blk 286B | 07 TO 09 | 93 sqm | S$685,000 | S$7,366 psm | ×0.999 | S$7,355 psm |
| Jun 2026 | Blk 293A | 07 TO 09 | 93 sqm | S$703,000 | S$7,559 psm | ×0.999 | S$7,548 psm |
| Jun 2026 | Blk 293B | 10 TO 12 | 93 sqm | S$705,888 | S$7,590 psm | ×0.999 | S$7,579 psm |
| Jun 2026 | Blk 293C | 10 TO 12 | 93 sqm | S$710,000 | S$7,634 psm | ×0.999 | S$7,623 psm |
| May 2026 | Blk 294A | 13 TO 15 | 93 sqm | S$710,000 | S$7,634 psm | ×0.999 | S$7,623 psm |
| Apr 2026 | Blk 287C | 04 TO 06 | 93 sqm | S$632,000 | S$6,796 psm | ×0.999 | S$6,786 psm |
| Apr 2026 | Blk 289A | 07 TO 09 | 93 sqm | S$665,000 | S$7,151 psm | ×0.999 | S$7,140 psm |
| Mar 2026 | Blk 287C | 13 TO 15 | 93 sqm | S$670,000 | S$7,204 psm | ×0.996 | S$7,172 psm |
| Mar 2026 | Blk 287C | 07 TO 09 | 93 sqm | S$630,000 | S$6,774 psm | ×0.996 | S$6,744 psm |
| Feb 2026 | Blk 287A | 13 TO 15 | 93 sqm | S$705,000 | S$7,581 psm | ×0.996 | S$7,547 psm |
| Jan 2026 | Blk 287B | 07 TO 09 | 93 sqm | S$730,188 | S$7,851 psm | ×0.996 | S$7,817 psm |
| Jan 2026 | Blk 287B | 01 TO 03 | 96 sqm | S$678,000 | S$7,063 psm | ×0.996 | S$7,031 psm |
| Jan 2026 | Blk 289A | 10 TO 12 | 93 sqm | S$688,888 | S$7,407 psm | ×0.996 | S$7,375 psm |
| Jan 2026 | Blk 293D | 13 TO 15 | 93 sqm | S$700,000 | S$7,527 psm | ×0.996 | S$7,494 psm |
| Dec 2025 | Blk 293C | 07 TO 09 | 93 sqm | S$658,000 | S$7,075 psm | ×0.995 | S$7,037 psm |
| Dec 2025 | Blk 294A | 10 TO 12 | 93 sqm | S$698,000 | S$7,505 psm | ×0.995 | S$7,465 psm |
| Dec 2025 | Blk 293A | 01 TO 03 | 93 sqm | S$640,000 | S$6,882 psm | ×0.995 | S$6,845 psm |
| Dec 2025 | Blk 286B | 10 TO 12 | 93 sqm | S$702,888 | S$7,558 psm | ×0.995 | S$7,517 psm |
How accurate is this estimate for Compassvale Cres?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 68 sales in Compassvale Cres since.
- Median error
- 2.1%
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.
5.78% gross yield
S$39,600 of rent a year against the estimate above · 0.11 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 28 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.89%, from 28 blocks.
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 |
|---|---|---|---|
| Aug 2026 | 293B | 4 ROOM | S$3,550 |
| Aug 2026 | 286C | 4 ROOM | S$3,500 |
| Jul 2026 | 295B | 4 ROOM | S$3,500 |
| Jul 2026 | 289B | 4 ROOM | S$3,450 |
| Jul 2026 | 287A | 4 ROOM | S$3,300 |
| Jul 2026 | 296A | 4 ROOM | S$3,200 |
| Jun 2026 | 290A | 4 ROOM | S$3,400 |
| May 2026 | 289A | 4 ROOM | S$3,700 |
median of 28 HDB rental approvals for 4 ROOM on Compassvale Cres since 2025-11.
Buying or selling at S$684,913?
Buying: Stamp duty on S$684,913 · Cash and CPF needed on S$684,913 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$684,913.
Each opens with this figure filled in; change anything there.
Primary schools near 286a Compassvale Cres
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
- Compassvale Primary School · 284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 478 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 660 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 754 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 871 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 944 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Valour Primary School · 1,057 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,153 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,225 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,276 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,295 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,298 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,479 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,527 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,558 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,721 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,741 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,756 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 286A · 5 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 113 sqm | S$848,000 | S$7,504 psm |
| Oct 2026 | Blk 286A · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Jan 2026 | Blk 286A · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Nov 2025 | Blk 286A · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Mar 2025 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$669,000 | S$7,194 psm |
| Feb 2025 | Blk 286A · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Dec 2024 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$682,888 | S$7,343 psm |
| Sept 2024 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Aug 2024 | Blk 286A · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Aug 2024 | Blk 286A · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Jun 2024 | Blk 286A · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 113 sqm | S$801,000 | S$7,089 psm |
| Jun 2024 | Blk 286A · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Mar 2024 | Blk 286A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$658,888 | S$7,085 psm |
| Dec 2023 | Blk 286A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 113 sqm | S$772,888 | S$6,840 psm |
| Sept 2023 | Blk 286A · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$563,000 | S$6,054 psm |
| Aug 2023 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Apr 2023 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Sept 2022 | Blk 286A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$572,888 | S$6,160 psm |
| Sept 2022 | Blk 286A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Aug 2022 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Aug 2022 | Blk 286A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jul 2022 | Blk 286A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jun 2022 | Blk 286A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$552,888 | S$5,945 psm |
| Jun 2022 | Blk 286A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$532,000 | S$5,720 psm |
| May 2022 | Blk 286A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$620,000 | S$5,487 psm |
| May 2022 | Blk 286A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Apr 2022 | Blk 286A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Mar 2022 | Blk 286A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$558,000 | S$6,000 psm |
Showing 28 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 286A · 5 ROOM | S$3,500 | — |
| Nov 2025 | Blk 286A · 5 ROOM | S$3,350 | — |
| Oct 2024 | Blk 286A · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 286A · 5 ROOM | S$3,100 | — |
| May 2024 | Blk 286A · 5 ROOM | S$3,300 | — |
| Oct 2023 | Blk 286A · 5 ROOM | S$3,000 | — |
| Mar 2023 | Blk 286A · 4 ROOM | S$3,700 | — |
| Mar 2023 | Blk 286A · 5 ROOM | S$2,800 | — |
| Dec 2022 | Blk 286A · 5 ROOM | S$2,850 | — |
| Sept 2022 | Blk 286A · 5 ROOM | S$2,650 | — |
| Dec 2021 | Blk 286A · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 286A · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 286A · 5 ROOM | S$2,550 | — |
| Sept 2021 | Blk 286A · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 286A · 5 ROOM | S$2,500 | — |
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 89 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 | 84 years | S$643,101 | S$710,035 | S$765,649 | S$782,430 |
| 10 years | 79 years | S$600,996 | S$732,610 | S$851,868 | S$889,621 |
| 20 years | 69 years | S$544,155 | S$808,585 | S$1,093,263 | S$1,192,310 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.