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HDB · 540252

Blk 252 Compassvale St

Project page · 99-year lease from 2000

Indicative value range
S$641,053 – S$700,638
Indicative mid S$656,315 · S$5,658 psm

Based on 21 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 262A13 TO 15110 sqmS$740,000S$6,727 psm×1.000S$6,727 psm
Sept 2026Blk 298D04 TO 06114 sqmS$630,000S$5,526 psm×1.000S$5,526 psm
Aug 2026Blk 262D04 TO 06110 sqmS$720,000S$6,545 psm×1.000S$6,545 psm
Jul 2026Blk 291D01 TO 03110 sqmS$565,000S$5,136 psm×1.000S$5,136 psm
Jul 2026Blk 297B04 TO 06122 sqmS$645,000S$5,287 psm×1.000S$5,287 psm
Jun 2026Blk 299B10 TO 12114 sqmS$645,000S$5,658 psm×1.000S$5,658 psm
May 2026Blk 299A10 TO 12114 sqmS$652,000S$5,719 psm×1.000S$5,719 psm
May 2026Blk 25204 TO 06116 sqmS$595,000S$5,129 psm×1.000S$5,129 psm
May 2026Blk 299A01 TO 03114 sqmS$630,000S$5,526 psm×1.000S$5,526 psm
May 2026Blk 298C01 TO 03114 sqmS$632,000S$5,544 psm×1.000S$5,544 psm
May 2026Blk 299A07 TO 09114 sqmS$703,000S$6,167 psm×1.000S$6,167 psm
May 2026Blk 297A01 TO 03113 sqmS$635,000S$5,619 psm×1.000S$5,619 psm
Apr 2026Blk 298D04 TO 06115 sqmS$645,000S$5,609 psm×1.000S$5,609 psm
Apr 2026Blk 291B07 TO 09110 sqmS$673,000S$6,118 psm×1.000S$6,118 psm
Mar 2026Blk 298A07 TO 09122 sqmS$700,000S$5,738 psm×0.997S$5,721 psm
Mar 2026Blk 292A10 TO 12110 sqmS$615,888S$5,599 psm×0.997S$5,582 psm
Feb 2026Blk 299B16 TO 18121 sqmS$733,000S$6,058 psm×0.997S$6,040 psm
Jan 2026Blk 299B07 TO 09114 sqmS$650,000S$5,702 psm×0.997S$5,685 psm
Dec 2025Blk 262A10 TO 12110 sqmS$735,888S$6,690 psm×0.996S$6,664 psm
Nov 2025Blk 299A07 TO 09122 sqmS$715,000S$5,861 psm×0.996S$5,838 psm
Nov 2025Blk 297B01 TO 03113 sqmS$620,500S$5,491 psm×0.996S$5,470 psm

How accurate is this estimate for Compassvale St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.

Median error
2.5%

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.

6.03% gross yield

S$39,600 of rent a year against the estimate above · 0.14 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 61 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

ApprovedBlockFlatRent a month
Sept 2026262D5 ROOMS$3,200
Sept 2026299B5 ROOMS$3,100
Aug 2026297B5 ROOMS$3,700
Aug 2026298D5 ROOMS$3,500
Aug 2026292B5 ROOMS$3,400
Aug 2026298D5 ROOMS$3,300
Aug 2026291D5 ROOMS$3,200
Aug 20262525 ROOMS$3,200

median of 61 HDB rental approvals for 5 ROOM on Compassvale St since 2025-10.

Buying or selling at S$656,315?

Buying: Stamp duty on S$656,315 · Cash and CPF needed on S$656,315 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$656,315.

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

Primary schools near 252 Compassvale St

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 252 · 4 ROOM · 10 TO 12 · Model A · 73 years left
96 sqmS$588,000S$6,125 psm
May 2026
Blk 252 · 5 ROOM · 04 TO 06 · Improved · 74 years left
116 sqmS$595,000S$5,129 psm
Mar 2026
Blk 252 · 4 ROOM · 13 TO 15 · Model A · 74 years left
96 sqmS$595,000S$6,198 psm
Apr 2025
Blk 252 · 5 ROOM · 13 TO 15 · Improved · 75 years left
116 sqmS$705,000S$6,078 psm
Nov 2024
Blk 252 · 4 ROOM · 04 TO 06 · Model A · 75 years left
96 sqmS$588,000S$6,125 psm
Oct 2024
Blk 252 · 5 ROOM · 07 TO 09 · Improved · 75 years left
116 sqmS$670,000S$5,776 psm
Jul 2024
Blk 252 · 5 ROOM · 04 TO 06 · Improved · 75 years left
116 sqmS$630,000S$5,431 psm
Feb 2024
Blk 252 · 5 ROOM · 13 TO 15 · Improved · 76 years left
117 sqmS$650,000S$5,556 psm
Nov 2023
Blk 252 · 5 ROOM · 13 TO 15 · Improved · 76 years left
116 sqmS$630,000S$5,431 psm
Aug 2023
Blk 252 · 5 ROOM · 04 TO 06 · Improved · 76 years left
117 sqmS$557,000S$4,761 psm
Dec 2021
Blk 252 · 5 ROOM · 10 TO 12 · Improved · 78 years left
116 sqmS$520,000S$4,483 psm
See more

Showing 11 of 58.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years67 yearsS$629,608S$695,139S$752,848S$766,015
10 years62 yearsS$609,951S$743,526S$872,105S$902,876
20 years52 yearsS$561,758S$834,743S$1,148,411S$1,230,881

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.