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HDB · 541204

Blk 204A Compassvale Dr

Project page · 99-year lease from 2000

Indicative value range
S$562,804 – S$570,141
Indicative mid S$568,000 · S$6,311 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 204A16 TO 1892 sqmS$585,000S$6,359 psm×1.000S$6,359 psm
Jun 2026Blk 204A10 TO 1290 sqmS$568,000S$6,311 psm×1.000S$6,311 psm
Apr 2026Blk 204A01 TO 0392 sqmS$570,000S$6,196 psm×1.000S$6,196 psm

How accurate is this estimate for Compassvale Dr?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Compassvale Dr since.

Median error
3.8%

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.

6.76% gross yield

S$38,400 of rent a year against the estimate above · 0.56 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 34 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 2026201A4 ROOMS$3,100
Sept 2026212B4 ROOMS$3,000
Sept 2026201C4 ROOMS$2,900
Aug 2026215A4 ROOMS$3,500
Aug 2026212C4 ROOMS$3,300
Aug 2026204A4 ROOMS$3,000
Aug 2026201A4 ROOMS$3,000
Jul 2026217C4 ROOMS$3,700

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

Buying or selling at S$568,000?

Buying: Stamp duty on S$568,000 · Cash and CPF needed on S$568,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$568,000.

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

Primary schools near 204a Compassvale Dr

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
Sept 2026
Blk 204A · 4 ROOM · 16 TO 18 · Model A · 73 years left
92 sqmS$585,000S$6,359 psm
Sept 2026
Blk 204A · 5 ROOM · 07 TO 09 · Improved · 73 years left
110 sqmS$690,000S$6,273 psm
Jun 2026
Blk 204A · 4 ROOM · 10 TO 12 · Model A · 74 years left
90 sqmS$568,000S$6,311 psm
May 2026
Blk 204A · 5 ROOM · 10 TO 12 · Improved · 74 years left
110 sqmS$680,000S$6,182 psm
Apr 2026
Blk 204A · 4 ROOM · 01 TO 03 · Model A · 74 years left
92 sqmS$570,000S$6,196 psm
Dec 2025
Blk 204A · 5 ROOM · 10 TO 12 · Improved · 74 years left
110 sqmS$720,000S$6,545 psm
Dec 2023
Blk 204A · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$590,000S$5,364 psm
Nov 2023
Blk 204A · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$603,000S$5,482 psm
Jul 2023
Blk 204A · 4 ROOM · 13 TO 15 · Model A · 76 years left
90 sqmS$530,000S$5,889 psm
Jun 2023
Blk 204A · 4 ROOM · 04 TO 06 · Model A · 77 years left
90 sqmS$508,888S$5,654 psm
Jun 2022
Blk 204A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$552,000S$5,018 psm
Feb 2022
Blk 204A · 4 ROOM · 16 TO 18 · Model A · 78 years left
90 sqmS$490,000S$5,444 psm
See more

Showing 12 of 81.

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$544,887S$601,599S$651,543S$662,938
10 years62 yearsS$527,874S$643,476S$754,752S$781,383
20 years52 yearsS$486,166S$722,418S$993,878S$1,065,251

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.