Blk 239 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 239 | 10 TO 12 | 122 sqm | S$746,888 | S$6,122 psm | ×1.000 | S$6,122 psm |
| Sept 2026 | Blk 239 | 13 TO 15 | 122 sqm | S$728,000 | S$5,967 psm | ×1.000 | S$5,967 psm |
| Feb 2026 | Blk 239 | 13 TO 15 | 116 sqm | S$715,000 | S$6,164 psm | ×0.997 | S$6,146 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.
5.46% gross yield
S$40,800 of rent a year against the estimate above · 0.43 points below 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$746,888?
Buying: Stamp duty on S$746,888 · Cash and CPF needed on S$746,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$746,888.
Each opens with this figure filled in; change anything there.
Primary schools near 239 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 · 179 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 658 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 688 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Springdale Primary School · 927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Palm View Primary School · 1,032 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,085 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,122 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,131 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,382 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,443 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,615 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,697 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,834 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,837 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 1,960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Oasis Primary School · 1,970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Montfort Junior School (boys) · 1,972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 239 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 122 sqm | S$746,888 | S$6,122 psm |
| Sept 2026 | Blk 239 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 122 sqm | S$728,000 | S$5,967 psm |
| Feb 2026 | Blk 239 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 116 sqm | S$715,000 | S$6,164 psm |
| Jun 2025 | Blk 239 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 116 sqm | S$660,000 | S$5,690 psm |
| Feb 2025 | Blk 239 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 101 sqm | S$605,000 | S$5,990 psm |
| Jul 2024 | Blk 239 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 101 sqm | S$562,888 | S$5,573 psm |
| Apr 2024 | Blk 239 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$570,000 | S$5,644 psm |
| Oct 2023 | Blk 239 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 116 sqm | S$680,000 | S$5,862 psm |
| Jan 2023 | Blk 239 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 101 sqm | S$556,000 | S$5,505 psm |
| Apr 2022 | Blk 239 · 4 ROOM · 10 TO 12 · Model A · 77 years left | 101 sqm | S$498,000 | S$4,931 psm |
Showing 10 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 239 · 4 ROOM | S$2,800 | — |
| Mar 2026 | Blk 239 · 5 ROOM | S$3,500 | — |
| Aug 2025 | Blk 239 · 5 ROOM | S$3,350 | — |
| Dec 2024 | Blk 239 · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 239 · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 239 · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 239 · 5 ROOM | S$3,350 | — |
| Aug 2023 | Blk 239 · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 239 · 4 ROOM | S$2,600 | — |
| Jan 2023 | Blk 239 · 4 ROOM | S$3,400 | — |
| Oct 2022 | Blk 239 · 5 ROOM | S$3,200 | — |
| Sept 2022 | Blk 239 · 5 ROOM | S$3,000 | — |
| Jun 2021 | Blk 239 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 239 · 4 ROOM | S$1,700 | — |
| May 2021 | Blk 239 · 5 ROOM | S$2,400 | — |
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$716,495 | S$791,069 | S$856,743 | S$871,726 |
| 10 years | 61 years | S$694,125 | S$846,134 | S$992,456 | S$1,027,474 |
| 20 years | 51 years | S$639,281 | S$949,938 | S$1,306,893 | S$1,400,744 |
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.