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HDB · 540234

Blk 234 Compassvale Walk

Project page · 99-year lease from 1999

Indicative value range
S$581,089 – S$624,626
Indicative mid S$611,314 · S$6,113 psm

Based on 27 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 223A10 TO 12102 sqmS$638,000S$6,255 psm×1.000S$6,255 psm
Oct 2026Blk 23116 TO 18101 sqmS$588,000S$5,822 psm×1.000S$5,822 psm
Aug 2026Blk 24104 TO 06101 sqmS$630,000S$6,238 psm×1.000S$6,238 psm
Jun 2026Blk 23010 TO 12101 sqmS$565,000S$5,594 psm×1.000S$5,594 psm
Jun 2026Blk 23613 TO 15100 sqmS$580,000S$5,800 psm×1.000S$5,800 psm
Jun 2026Blk 23816 TO 18100 sqmS$645,000S$6,450 psm×1.000S$6,450 psm
Jun 2026Blk 23407 TO 09100 sqmS$615,000S$6,150 psm×1.000S$6,150 psm
Jun 2026Blk 228B01 TO 03102 sqmS$600,000S$5,882 psm×1.000S$5,882 psm
May 2026Blk 226A04 TO 06102 sqmS$580,000S$5,686 psm×1.000S$5,686 psm
Apr 2026Blk 24116 TO 18100 sqmS$650,000S$6,500 psm×1.000S$6,500 psm
Mar 2026Blk 23510 TO 12101 sqmS$612,000S$6,059 psm×0.997S$6,042 psm
Mar 2026Blk 226A13 TO 15102 sqmS$600,000S$5,882 psm×0.997S$5,865 psm
Feb 2026Blk 223D13 TO 15102 sqmS$660,000S$6,471 psm×0.997S$6,452 psm
Feb 2026Blk 223D01 TO 03102 sqmS$615,000S$6,029 psm×0.997S$6,012 psm
Feb 2026Blk 23813 TO 15101 sqmS$622,000S$6,158 psm×0.997S$6,140 psm
Jan 2026Blk 23513 TO 15100 sqmS$620,000S$6,200 psm×0.997S$6,182 psm
Jan 2026Blk 23704 TO 06101 sqmS$582,000S$5,762 psm×0.997S$5,745 psm
Jan 2026Blk 24004 TO 06101 sqmS$630,000S$6,238 psm×0.997S$6,219 psm
Dec 2025Blk 23107 TO 09101 sqmS$568,000S$5,624 psm×0.996S$5,602 psm
Dec 2025Blk 223A10 TO 12102 sqmS$660,000S$6,471 psm×0.996S$6,445 psm
Dec 2025Blk 23813 TO 15101 sqmS$628,888S$6,227 psm×0.996S$6,202 psm
Dec 2025Blk 225A07 TO 09102 sqmS$626,000S$6,137 psm×0.996S$6,113 psm
Dec 2025Blk 223D07 TO 09102 sqmS$610,000S$5,980 psm×0.996S$5,957 psm
Nov 2025Blk 23001 TO 03101 sqmS$558,000S$5,525 psm×0.996S$5,503 psm
Nov 2025Blk 23013 TO 15101 sqmS$650,000S$6,436 psm×0.996S$6,410 psm
Nov 2025Blk 24110 TO 12101 sqmS$648,888S$6,425 psm×0.996S$6,399 psm
Nov 2025Blk 23113 TO 15101 sqmS$570,000S$5,644 psm×0.996S$5,621 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.

6.28% gross yield

S$38,400 of rent a year against the estimate above · 0.08 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

ApprovedBlockFlatRent a month
Sept 2026223A4 ROOMS$3,500
Sept 2026228B4 ROOMS$3,000
Sept 20262314 ROOMS$2,600
Aug 20262314 ROOMS$3,400
Aug 2026223A4 ROOMS$3,300
Jul 20262314 ROOMS$3,600
Jul 20262344 ROOMS$3,400
Jul 2026226A4 ROOMS$3,200

median of 38 HDB rental approvals for 4 ROOM on Compassvale Walk since 2025-10.

Buying or selling at S$611,314?

Buying: Stamp duty on S$611,314 · Cash and CPF needed on S$611,314 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$611,314.

Each opens with this figure filled in; change anything there.

Primary schools near 234 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 72 years left
100 sqmS$615,000S$6,150 psm
Jul 2024
Blk 234 · 4 ROOM · 13 TO 15 · Model A · 74 years left
100 sqmS$590,000S$5,900 psm
Mar 2024
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 74 years left
101 sqmS$590,000S$5,842 psm
Oct 2021
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 77 years left
100 sqmS$450,000S$4,500 psm
See more

Showing 4 of 38.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years66 yearsS$586,438S$647,475S$701,228S$713,492
10 years61 yearsS$568,128S$692,545S$812,308S$840,969
20 years51 yearsS$523,240S$777,507S$1,069,668S$1,146,484

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.