Blk 232 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 232 | 13 TO 15 | 123 sqm | S$690,000 | S$5,610 psm | ×1.000 | S$5,610 psm |
| Sept 2026 | Blk 232 | 01 TO 03 | 123 sqm | S$650,000 | S$5,285 psm | ×1.000 | S$5,285 psm |
| Mar 2026 | Blk 232 | 07 TO 09 | 123 sqm | S$698,000 | S$5,675 psm | ×0.997 | S$5,658 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.
5.91% gross yield
S$40,800 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 45 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 |
|---|---|---|---|
| Sept 2026 | 223B | 5 ROOM | S$3,700 |
| Sept 2026 | 223D | 5 ROOM | S$3,300 |
| Sept 2026 | 224C | 5 ROOM | S$3,200 |
| Sept 2026 | 231 | 5 ROOM | S$3,000 |
| Sept 2026 | 228C | 5 ROOM | S$3,000 |
| Sept 2026 | 223C | 5 ROOM | S$3,000 |
| Aug 2026 | 228B | 5 ROOM | S$3,800 |
| Aug 2026 | 225B | 5 ROOM | S$3,800 |
median of 45 HDB rental approvals for 5 ROOM on Compassvale Walk since 2025-10.
Buying or selling at S$690,000?
Buying: Stamp duty on S$690,000 · Cash and CPF needed on S$690,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,000.
Each opens with this figure filled in; change anything there.
Primary schools near 232 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 · 109 m · no 2025 Phase 2C ballot
- North Spring Primary School · 396 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 442 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 447 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Vista Primary School · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,024 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Green Primary School · 1,196 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,217 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,235 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,260 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,377 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,419 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,460 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,653 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,776 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,786 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Oasis Primary School · 1,845 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 232 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 123 sqm | S$690,000 | S$5,610 psm |
| Sept 2026 | Blk 232 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 123 sqm | S$650,000 | S$5,285 psm |
| Mar 2026 | Blk 232 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$698,000 | S$5,675 psm |
| Jul 2025 | Blk 232 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 123 sqm | S$690,000 | S$5,610 psm |
| Jun 2025 | Blk 232 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$710,000 | S$5,868 psm |
| Jan 2025 | Blk 232 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 123 sqm | S$680,000 | S$5,528 psm |
| Sept 2024 | Blk 232 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 101 sqm | S$625,888 | S$6,197 psm |
| Sept 2024 | Blk 232 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$565,000 | S$5,594 psm |
| Feb 2024 | Blk 232 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 121 sqm | S$670,000 | S$5,537 psm |
| Feb 2024 | Blk 232 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$515,000 | S$5,099 psm |
| Nov 2023 | Blk 232 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$478,000 | S$4,733 psm |
| Aug 2023 | Blk 232 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 123 sqm | S$628,888 | S$5,113 psm |
| Jul 2023 | Blk 232 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 123 sqm | S$550,000 | S$4,472 psm |
| Aug 2022 | Blk 232 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 101 sqm | S$480,000 | S$4,752 psm |
| May 2022 | Blk 232 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 123 sqm | S$585,888 | S$4,763 psm |
Showing 15 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 232 · 5 ROOM | S$3,650 | — |
| Aug 2025 | Blk 232 · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 232 · 5 ROOM | S$2,800 | — |
| May 2025 | Blk 232 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 232 · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 232 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 232 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 232 · 5 ROOM | S$2,500 | — |
| Mar 2023 | Blk 232 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 232 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 232 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 232 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 232 · 5 ROOM | S$1,750 | — |
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$661,923 | S$730,816 | S$791,488 | S$805,331 |
| 10 years | 61 years | S$641,256 | S$781,688 | S$916,865 | S$949,216 |
| 20 years | 51 years | S$590,590 | S$877,586 | S$1,207,353 | S$1,294,056 |
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.