Blk 230 Compassvale Walk
Project page · 99-year lease from 1999
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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 230 | 10 TO 12 | 101 sqm | S$565,000 | S$5,594 psm | ×1.000 | S$5,594 psm |
| Nov 2025 | Blk 230 | 01 TO 03 | 101 sqm | S$558,000 | S$5,525 psm | ×0.996 | S$5,503 psm |
| Nov 2025 | Blk 230 | 13 TO 15 | 101 sqm | S$650,000 | S$6,436 psm | ×0.996 | S$6,410 psm |
How accurate is this estimate for Compassvale Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 63 sales in Compassvale Walk since.
- Median error
- 2.9%
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.
6.80% gross yield
S$38,400 of rent a year against the estimate above · 0.6 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 38 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 | 223A | 4 ROOM | S$3,500 |
| Sept 2026 | 228B | 4 ROOM | S$3,000 |
| Sept 2026 | 231 | 4 ROOM | S$2,600 |
| Aug 2026 | 231 | 4 ROOM | S$3,400 |
| Aug 2026 | 223A | 4 ROOM | S$3,300 |
| Jul 2026 | 231 | 4 ROOM | S$3,600 |
| Jul 2026 | 234 | 4 ROOM | S$3,400 |
| Jul 2026 | 226A | 4 ROOM | S$3,200 |
median of 38 HDB rental approvals for 4 ROOM on Compassvale Walk since 2025-10.
Buying or selling at S$565,000?
Buying: Stamp duty on S$565,000 · Cash and CPF needed on S$565,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$565,000.
Each opens with this figure filled in; change anything there.
Primary schools near 230 Compassvale Walk
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
- Seng Kang Primary School · 171 m · no 2025 Phase 2C ballot
- North Spring Primary School · 215 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 618 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 675 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 780 m · no 2025 Phase 2C ballot
1 to 2 km
- Mee Toh School · 1,027 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,127 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,141 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,269 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,383 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,433 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,444 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,466 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,493 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,560 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Horizon Primary School · 1,774 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,872 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 230 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 121 sqm | S$726,888 | S$6,007 psm |
| Jun 2026 | Blk 230 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 101 sqm | S$565,000 | S$5,594 psm |
| Apr 2026 | Blk 230 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 121 sqm | S$650,000 | S$5,372 psm |
| Nov 2025 | Blk 230 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 101 sqm | S$650,000 | S$6,436 psm |
| Nov 2025 | Blk 230 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 101 sqm | S$558,000 | S$5,525 psm |
| May 2025 | Blk 230 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 101 sqm | S$535,000 | S$5,297 psm |
| Jan 2025 | Blk 230 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 101 sqm | S$530,888 | S$5,256 psm |
| Feb 2024 | Blk 230 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$510,000 | S$5,050 psm |
| Dec 2023 | Blk 230 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$500,000 | S$4,951 psm |
| Nov 2023 | Blk 230 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 101 sqm | S$545,000 | S$5,396 psm |
| Aug 2023 | Blk 230 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 101 sqm | S$530,000 | S$5,248 psm |
| Apr 2023 | Blk 230 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 121 sqm | S$620,000 | S$5,124 psm |
| Dec 2022 | Blk 230 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 121 sqm | S$600,000 | S$4,959 psm |
| Sept 2022 | Blk 230 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 101 sqm | S$500,000 | S$4,951 psm |
| Apr 2022 | Blk 230 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$435,000 | S$4,307 psm |
| Dec 2021 | Blk 230 · 4 ROOM · 16 TO 18 · Model A · 77 years left | 101 sqm | S$435,000 | S$4,307 psm |
Showing 16 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 230 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 230 · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 230 · 4 ROOM | S$2,800 | — |
| Mar 2025 | Blk 230 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 230 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 230 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 230 · 5 ROOM | S$3,600 | — |
| Sept 2024 | Blk 230 · 4 ROOM | S$2,600 | — |
| May 2024 | Blk 230 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 230 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 230 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 230 · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 230 · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 230 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 230 · 4 ROOM | S$3,600 | — |
| Apr 2023 | Blk 230 · 4 ROOM | S$2,800 | — |
| Mar 2023 | Blk 230 · 4 ROOM | S$2,400 | — |
| Feb 2023 | Blk 230 · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 230 · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 230 · 4 ROOM | S$3,500 | — |
| Jun 2022 | Blk 230 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 230 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 230 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 230 · 5 ROOM | S$2,400 | — |
| Jan 2022 | Blk 230 · 4 ROOM | S$1,700 | — |
| Dec 2021 | Blk 230 · 5 ROOM | S$2,050 | — |
| Jun 2021 | Blk 230 · 4 ROOM | S$1,850 | — |
| Jun 2021 | Blk 230 · 4 ROOM | S$1,700 | — |
| Jan 2021 | Blk 230 · 4 ROOM | S$2,550 | — |
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 71 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 | 66 years | S$542,009 | S$598,422 | S$648,102 | S$659,437 |
| 10 years | 61 years | S$525,086 | S$640,077 | S$750,766 | S$777,256 |
| 20 years | 51 years | S$483,599 | S$718,602 | S$988,629 | S$1,059,625 |
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.