Blk 202 Compassvale Dr
Project page · 99-year lease from 2001
Based on 8 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 204A | 16 TO 18 | 92 sqm | S$585,000 | S$6,359 psm | ×1.000 | S$6,359 psm |
| Jul 2026 | Blk 201C | 04 TO 06 | 90 sqm | S$590,000 | S$6,556 psm | ×1.000 | S$6,556 psm |
| Jun 2026 | Blk 201C | 04 TO 06 | 90 sqm | S$610,000 | S$6,778 psm | ×1.000 | S$6,778 psm |
| Jun 2026 | Blk 204A | 10 TO 12 | 90 sqm | S$568,000 | S$6,311 psm | ×1.000 | S$6,311 psm |
| May 2026 | Blk 201B | 04 TO 06 | 90 sqm | S$608,000 | S$6,756 psm | ×1.000 | S$6,756 psm |
| Apr 2026 | Blk 204A | 01 TO 03 | 92 sqm | S$570,000 | S$6,196 psm | ×1.000 | S$6,196 psm |
| Apr 2026 | Blk 204C | 07 TO 09 | 90 sqm | S$630,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Jan 2026 | Blk 202 | 04 TO 06 | 85 sqm | S$570,000 | S$6,706 psm | ×0.997 | S$6,686 psm |
How accurate is this estimate for Compassvale Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Compassvale Dr since.
- Median error
- 3.8%
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.
6.82% gross yield
S$38,400 of rent a year against the estimate above · 0.62 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 34 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 34 HDB rental approvals for 4 ROOM on Compassvale Dr since 2025-10.
Buying or selling at S$562,771?
Buying: Stamp duty on S$562,771 · Cash and CPF needed on S$562,771 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$562,771.
Each opens with this figure filled in; change anything there.
Primary schools near 202 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
- Nan Chiau Primary School · 359 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 460 m · no 2025 Phase 2C ballot
- North Vista Primary School · 599 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 610 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 627 m · no 2025 Phase 2C ballot
- Springdale Primary School · 723 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 761 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- North Spring Primary School · 1,070 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,109 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,277 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,381 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,487 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,611 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Fern Green Primary School · 1,689 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,703 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,751 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 202 · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 85 sqm | S$570,000 | S$6,706 psm |
| Feb 2025 | Blk 202 · 4 ROOM · 01 TO 03 · Model A2 · 76 years left | 85 sqm | S$565,000 | S$6,647 psm |
| Jan 2025 | Blk 202 · 4 ROOM · 10 TO 12 · Model A2 · 76 years left | 85 sqm | S$568,000 | S$6,682 psm |
| Dec 2023 | Blk 202 · 4 ROOM · 13 TO 15 · Model A2 · 77 years left | 85 sqm | S$538,000 | S$6,329 psm |
| Aug 2023 | Blk 202 · 4 ROOM · 01 TO 03 · Model A2 · 77 years left | 87 sqm | S$465,000 | S$5,345 psm |
| Apr 2023 | Blk 202 · 4 ROOM · 04 TO 06 · Model A2 · 77 years left | 86 sqm | S$510,000 | S$5,930 psm |
| Apr 2023 | Blk 202 · 4 ROOM · 01 TO 03 · Model A2 · 77 years left excluded: outlier | 86 sqm | S$430,000 | S$5,000 psm |
| Nov 2022 | Blk 202 · 4 ROOM · 07 TO 09 · Model A2 · 78 years left | 85 sqm | S$488,000 | S$5,741 psm |
| Jun 2022 | Blk 202 · 4 ROOM · 10 TO 12 · Model A2 · 78 years left | 85 sqm | S$460,000 | S$5,412 psm |
| Dec 2021 | Blk 202 · 4 ROOM · 07 TO 09 · Model A2 · 79 years left | 85 sqm | S$447,500 | S$5,265 psm |
Showing 10 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 202 · 4 ROOM | S$2,500 | — |
| Dec 2025 | Blk 202 · 4 ROOM | S$2,500 | — |
| Oct 2025 | Blk 202 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 202 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 202 · 4 ROOM | S$2,900 | — |
| Nov 2024 | Blk 202 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 202 · 4 ROOM | S$3,250 | — |
| Jun 2024 | Blk 202 · 4 ROOM | S$2,000 | — |
| Apr 2024 | Blk 202 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 202 · 4 ROOM | S$2,100 | — |
| Mar 2024 | Blk 202 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 202 · 4 ROOM | S$2,500 | — |
| Aug 2023 | Blk 202 · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 202 · 4 ROOM | S$2,000 | — |
| Apr 2023 | Blk 202 · 4 ROOM | S$1,800 | — |
| Feb 2023 | Blk 202 · 4 ROOM | S$3,500 | — |
| Aug 2022 | Blk 202 · 4 ROOM | S$2,000 | — |
| Jun 2022 | Blk 202 · 4 ROOM | S$1,500 | — |
| May 2022 | Blk 202 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 202 · 4 ROOM | S$1,800 | — |
| Mar 2022 | Blk 202 · 4 ROOM | S$2,050 | — |
| Mar 2022 | Blk 202 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 202 · 4 ROOM | S$3,050 | — |
| Jan 2022 | Blk 202 · 4 ROOM | S$1,800 | — |
| Jan 2022 | Blk 202 · 4 ROOM | S$1,550 | — |
| Mar 2021 | Blk 202 · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 202 · 4 ROOM | S$1,700 | — |
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 73 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$539,870 | S$596,060 | S$645,545 | S$656,835 |
| 10 years | 63 years | S$523,014 | S$637,551 | S$747,804 | S$774,189 |
| 20 years | 53 years | S$481,691 | S$715,767 | S$984,728 | S$1,055,443 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.