homequant
HDB · 540264

Blk 264F Compassvale Bow

Project page · 99-year lease from 2008

Indicative value range
S$739,858 – S$758,569
Indicative mid S$746,000 · S$8,109 psm

Based on 14 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 264C10 TO 1292 sqmS$740,000S$8,043 psm×1.000S$8,043 psm
Sept 2026Blk 264C13 TO 1592 sqmS$735,000S$7,989 psm×1.000S$7,989 psm
Sept 2026Blk 278C07 TO 0992 sqmS$828,000S$9,000 psm×1.000S$9,000 psm
Aug 2026Blk 264C07 TO 0992 sqmS$740,000S$8,043 psm×1.000S$8,043 psm
Aug 2026Blk 264E10 TO 1292 sqmS$758,888S$8,249 psm×1.000S$8,249 psm
Jun 2026Blk 264B10 TO 1292 sqmS$740,000S$8,043 psm×1.000S$8,043 psm
Jun 2026Blk 265D04 TO 0692 sqmS$710,000S$7,717 psm×1.000S$7,717 psm
May 2026Blk 264A16 TO 1892 sqmS$752,000S$8,174 psm×1.000S$8,174 psm
Mar 2026Blk 264D13 TO 1592 sqmS$812,888S$8,836 psm×0.997S$8,810 psm
Mar 2026Blk 264D07 TO 0992 sqmS$733,000S$7,967 psm×0.997S$7,944 psm
Mar 2026Blk 264B07 TO 0992 sqmS$756,800S$8,226 psm×0.997S$8,202 psm
Mar 2026Blk 266A16 TO 1892 sqmS$760,588S$8,267 psm×0.997S$8,243 psm
Jan 2026Blk 266A13 TO 1592 sqmS$760,888S$8,271 psm×0.997S$8,246 psm
Jan 2026Blk 264B07 TO 0992 sqmS$742,000S$8,065 psm×0.997S$8,041 psm

How accurate is this estimate for Compassvale Bow?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Compassvale Bow since.

Median error
2.8%

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.

5.47% gross yield

S$40,800 of rent a year against the estimate above · 0.37 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 34 approvals in the last year.

In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 2026265D4 ROOMS$2,000
Aug 2026264D4 ROOMS$3,400
Aug 2026264E4 ROOMS$3,250
Jul 2026264D4 ROOMS$3,700
Jul 2026264E4 ROOMS$3,400
Jul 2026264E4 ROOMS$3,200
Jun 2026264B4 ROOMS$3,500
Jun 2026264E4 ROOMS$3,400

median of 34 HDB rental approvals for 4 ROOM on Compassvale Bow since 2025-10.

Buying or selling at S$746,000?

Buying: Stamp duty on S$746,000 · Cash and CPF needed on S$746,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$746,000.

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

Primary schools near 264f Compassvale Bow

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 2025
Blk 264F · 4 ROOM · 04 TO 06 · Premium Apartment · 82 years left
92 sqmS$722,000S$7,848 psm
Mar 2025
Blk 264F · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left
92 sqmS$756,500S$8,223 psm
Jul 2023
Blk 264F · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left
92 sqmS$673,888S$7,325 psm
Jul 2023
Blk 264F · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left
92 sqmS$660,000S$7,174 psm
Mar 2023
Blk 264F · 4 ROOM · 07 TO 09 · Premium Apartment · 85 years left
92 sqmS$595,000S$6,467 psm
Dec 2022
Blk 264F · 4 ROOM · 07 TO 09 · Premium Apartment · 85 years left
92 sqmS$630,000S$6,848 psm
Dec 2021
Blk 264F · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left
92 sqmS$560,000S$6,087 psm
See more

Showing 7 of 38.

Sale prices as filed in caveats.

Where the lease takes this

About 80 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 years75 yearsS$697,261S$769,833S$833,744S$848,325
10 years70 yearsS$658,039S$802,146S$940,861S$974,058
20 years60 yearsS$611,552S$908,734S$1,250,205S$1,339,985

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.