Blk 246 Compassvale Rd
Project page · 99-year lease from 2000
Based on 32 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 254 | 13 TO 15 | 116 sqm | S$700,000 | S$6,034 psm | ×1.000 | S$6,034 psm |
| Sept 2026 | Blk 244 | 01 TO 03 | 115 sqm | S$650,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| Aug 2026 | Blk 258A | 07 TO 09 | 110 sqm | S$705,000 | S$6,409 psm | ×1.000 | S$6,409 psm |
| Aug 2026 | Blk 256 | 13 TO 15 | 116 sqm | S$688,000 | S$5,931 psm | ×1.000 | S$5,931 psm |
| Aug 2026 | Blk 254 | 04 TO 06 | 116 sqm | S$625,000 | S$5,388 psm | ×1.000 | S$5,388 psm |
| Aug 2026 | Blk 258A | 13 TO 15 | 110 sqm | S$730,000 | S$6,636 psm | ×1.000 | S$6,636 psm |
| Jul 2026 | Blk 257A | 07 TO 09 | 110 sqm | S$740,000 | S$6,727 psm | ×1.000 | S$6,727 psm |
| Jul 2026 | Blk 259C | 01 TO 03 | 110 sqm | S$623,888 | S$5,672 psm | ×1.000 | S$5,672 psm |
| Jul 2026 | Blk 258A | 10 TO 12 | 110 sqm | S$715,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Jul 2026 | Blk 257A | 01 TO 03 | 110 sqm | S$575,000 | S$5,227 psm | ×1.000 | S$5,227 psm |
| Jun 2026 | Blk 257C | 04 TO 06 | 110 sqm | S$670,000 | S$6,091 psm | ×1.000 | S$6,091 psm |
| Jun 2026 | Blk 256 | 04 TO 06 | 116 sqm | S$620,000 | S$5,345 psm | ×1.000 | S$5,345 psm |
| May 2026 | Blk 255 | 01 TO 03 | 115 sqm | S$595,000 | S$5,174 psm | ×1.000 | S$5,174 psm |
| May 2026 | Blk 259C | 13 TO 15 | 110 sqm | S$740,000 | S$6,727 psm | ×1.000 | S$6,727 psm |
| May 2026 | Blk 203B | 13 TO 15 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| May 2026 | Blk 203A | 07 TO 09 | 110 sqm | S$670,000 | S$6,091 psm | ×1.000 | S$6,091 psm |
| May 2026 | Blk 254 | 10 TO 12 | 116 sqm | S$665,000 | S$5,733 psm | ×1.000 | S$5,733 psm |
| Feb 2026 | Blk 257C | 10 TO 12 | 110 sqm | S$765,000 | S$6,955 psm | ×0.997 | S$6,934 psm |
| Feb 2026 | Blk 257C | 07 TO 09 | 110 sqm | S$768,000 | S$6,982 psm | ×0.997 | S$6,961 psm |
| Jan 2026 | Blk 259C | 01 TO 03 | 110 sqm | S$630,000 | S$5,727 psm | ×0.997 | S$5,710 psm |
| Jan 2026 | Blk 257C | 04 TO 06 | 110 sqm | S$770,000 | S$7,000 psm | ×0.997 | S$6,979 psm |
| Jan 2026 | Blk 203C | 01 TO 03 | 110 sqm | S$710,000 | S$6,455 psm | ×0.997 | S$6,436 psm |
| Jan 2026 | Blk 258A | 10 TO 12 | 110 sqm | S$710,000 | S$6,455 psm | ×0.997 | S$6,436 psm |
| Dec 2025 | Blk 244 | 13 TO 15 | 116 sqm | S$695,000 | S$5,991 psm | ×0.996 | S$5,968 psm |
| Dec 2025 | Blk 259C | 01 TO 03 | 110 sqm | S$617,500 | S$5,614 psm | ×0.996 | S$5,592 psm |
| Dec 2025 | Blk 203B | 07 TO 09 | 110 sqm | S$650,000 | S$5,909 psm | ×0.996 | S$5,886 psm |
| Dec 2025 | Blk 203B | 13 TO 15 | 110 sqm | S$720,000 | S$6,545 psm | ×0.996 | S$6,520 psm |
| Dec 2025 | Blk 203E | 10 TO 12 | 110 sqm | S$742,888 | S$6,754 psm | ×0.996 | S$6,727 psm |
| Dec 2025 | Blk 259C | 10 TO 12 | 110 sqm | S$735,000 | S$6,682 psm | ×0.996 | S$6,656 psm |
| Dec 2025 | Blk 244 | 01 TO 03 | 115 sqm | S$620,000 | S$5,391 psm | ×0.996 | S$5,370 psm |
| Nov 2025 | Blk 258D | 07 TO 09 | 110 sqm | S$730,000 | S$6,636 psm | ×0.996 | S$6,610 psm |
| Nov 2025 | Blk 244 | 07 TO 09 | 116 sqm | S$670,000 | S$5,776 psm | ×0.996 | S$5,753 psm |
How accurate is this estimate for Compassvale Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Compassvale Rd since.
- Median error
- 6.5%
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.
5.77% gross yield
S$40,800 of rent a year against the estimate above · 0.13 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 71 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 | 258A | 5 ROOM | S$3,600 |
| Sept 2026 | 203B | 5 ROOM | S$3,500 |
| Sept 2026 | 258D | 5 ROOM | S$3,500 |
| Sept 2026 | 258A | 5 ROOM | S$3,350 |
| Sept 2026 | 245 | 5 ROOM | S$3,300 |
| Sept 2026 | 256 | 5 ROOM | S$3,200 |
| Sept 2026 | 203B | 5 ROOM | S$3,100 |
| Sept 2026 | 259C | 5 ROOM | S$2,600 |
median of 71 HDB rental approvals for 5 ROOM on Compassvale Rd since 2025-10.
Buying or selling at S$706,546?
Buying: Stamp duty on S$706,546 · Cash and CPF needed on S$706,546 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$706,546.
Each opens with this figure filled in; change anything there.
Primary schools near 246 Compassvale Rd
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
- Compassvale Primary School · 150 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 271 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 527 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 691 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 821 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 951 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,065 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,196 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,218 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,233 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,480 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,532 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,552 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,597 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,681 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,805 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,977 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 246 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 115 sqm | S$585,000 | S$5,087 psm |
| May 2024 | Blk 246 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 116 sqm | S$642,800 | S$5,541 psm |
| Aug 2023 | Blk 246 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 116 sqm | S$630,000 | S$5,431 psm |
| Sept 2022 | Blk 246 · 5 ROOM · 10 TO 12 · Improved · 77 years left | 116 sqm | S$608,000 | S$5,241 psm |
| Aug 2022 | Blk 246 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 116 sqm | S$580,000 | S$5,000 psm |
| Mar 2022 | Blk 246 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 115 sqm | S$600,000 | S$5,217 psm |
| Nov 2021 | Blk 246 · 5 ROOM · 04 TO 06 · Improved · 78 years left | 116 sqm | S$510,000 | S$4,397 psm |
Showing 7 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 246 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 246 · 5 ROOM | S$3,200 | — |
| Nov 2025 | Blk 246 · 5 ROOM | S$3,500 | — |
| Nov 2025 | Blk 246 · 5 ROOM | S$3,000 | — |
| Aug 2025 | Blk 246 · 5 ROOM | S$3,700 | — |
| Oct 2024 | Blk 246 · 5 ROOM | S$3,400 | — |
| Mar 2024 | Blk 246 · 5 ROOM | S$2,100 | — |
| Dec 2023 | Blk 246 · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 246 · 5 ROOM | S$3,400 | — |
| Oct 2023 | Blk 246 · 5 ROOM | S$3,400 | — |
| Sept 2023 | Blk 246 · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 246 · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 246 · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 246 · 5 ROOM | S$2,200 | — |
| Nov 2021 | Blk 246 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 246 · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 246 · 5 ROOM | S$1,900 | — |
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 72 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 | 67 years | S$677,795 | S$748,340 | S$810,467 | S$824,641 |
| 10 years | 62 years | S$656,632 | S$800,431 | S$938,850 | S$971,976 |
| 20 years | 52 years | S$604,751 | S$898,629 | S$1,236,303 | S$1,325,085 |
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.