Blk 208A Compassvale Lane
Project page · 99-year lease from 2011
Based on 29 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 213B | 04 TO 06 | 95 sqm | S$625,888 | S$6,588 psm | ×1.000 | S$6,588 psm |
| Aug 2026 | Blk 211A | 04 TO 06 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Aug 2026 | Blk 210B | 04 TO 06 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Aug 2026 | Blk 210A | 04 TO 06 | 93 sqm | S$645,888 | S$6,945 psm | ×1.000 | S$6,945 psm |
| Jul 2026 | Blk 211C | 16 TO 18 | 95 sqm | S$650,000 | S$6,842 psm | ×1.000 | S$6,842 psm |
| Jul 2026 | Blk 210A | 10 TO 12 | 93 sqm | S$628,000 | S$6,753 psm | ×1.000 | S$6,753 psm |
| Jul 2026 | Blk 213B | 13 TO 15 | 99 sqm | S$660,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jul 2026 | Blk 210A | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Jul 2026 | Blk 213A | 10 TO 12 | 95 sqm | S$660,000 | S$6,947 psm | ×1.000 | S$6,947 psm |
| Jul 2026 | Blk 207A | 07 TO 09 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| Jun 2026 | Blk 207A | 01 TO 03 | 92 sqm | S$568,888 | S$6,184 psm | ×1.000 | S$6,184 psm |
| Jun 2026 | Blk 211B | 16 TO 18 | 95 sqm | S$690,000 | S$7,263 psm | ×1.000 | S$7,263 psm |
| Jun 2026 | Blk 209B | 13 TO 15 | 92 sqm | S$650,000 | S$7,065 psm | ×1.000 | S$7,065 psm |
| Jun 2026 | Blk 213B | 01 TO 03 | 95 sqm | S$610,000 | S$6,421 psm | ×1.000 | S$6,421 psm |
| May 2026 | Blk 213B | 10 TO 12 | 95 sqm | S$668,000 | S$7,032 psm | ×1.000 | S$7,032 psm |
| May 2026 | Blk 211C | 07 TO 09 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| May 2026 | Blk 211D | 04 TO 06 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| Apr 2026 | Blk 211A | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Apr 2026 | Blk 211D | 07 TO 09 | 93 sqm | S$649,888 | S$6,988 psm | ×1.000 | S$6,988 psm |
| Apr 2026 | Blk 210C | 07 TO 09 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Mar 2026 | Blk 211D | 16 TO 18 | 95 sqm | S$670,000 | S$7,053 psm | ×0.997 | S$7,032 psm |
| Mar 2026 | Blk 211B | 07 TO 09 | 93 sqm | S$678,000 | S$7,290 psm | ×0.997 | S$7,269 psm |
| Feb 2026 | Blk 207D | 01 TO 03 | 92 sqm | S$580,000 | S$6,304 psm | ×0.997 | S$6,286 psm |
| Feb 2026 | Blk 209B | 10 TO 12 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 210C | 13 TO 15 | 97 sqm | S$706,000 | S$7,278 psm | ×0.997 | S$7,257 psm |
| Jan 2026 | Blk 207C | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Dec 2025 | Blk 210A | 16 TO 18 | 97 sqm | S$688,000 | S$7,093 psm | ×0.996 | S$7,065 psm |
| Dec 2025 | Blk 211D | 04 TO 06 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 psm |
| Nov 2025 | Blk 211D | 10 TO 12 | 93 sqm | S$655,000 | S$7,043 psm | ×0.996 | S$7,015 psm |
How accurate is this estimate for Compassvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Compassvale Lane 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.
6.10% gross yield
S$38,400 of rent a year against the estimate above · 0.26 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 61 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 208A | 4 ROOM | S$3,480 |
| Sept 2026 | 213B | 4 ROOM | S$3,300 |
| Sept 2026 | 209C | 4 ROOM | S$3,300 |
| Sept 2026 | 210C | 4 ROOM | S$3,250 |
| Sept 2026 | 206C | 4 ROOM | S$3,000 |
| Sept 2026 | 210B | 4 ROOM | S$3,000 |
| Aug 2026 | 206C | 4 ROOM | S$3,300 |
| Aug 2026 | 206A | 4 ROOM | S$2,900 |
median of 61 HDB rental approvals for 4 ROOM on Compassvale Lane since 2025-10.
Buying or selling at S$629,474?
Buying: Stamp duty on S$629,474 · Cash and CPF needed on S$629,474 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$629,474.
Each opens with this figure filled in; change anything there.
Primary schools near 208a Compassvale Lane
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
- North Vista Primary School · 267 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 485 m · no 2025 Phase 2C ballot
- North Spring Primary School · 557 m · no 2025 Phase 2C ballot
- Palm View Primary School · 729 m · no 2025 Phase 2C ballot
- Punggol Primary School · 741 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,081 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,084 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 1,145 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,357 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,380 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,427 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,532 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,554 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,843 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Holy Innocents' Primary School · 1,971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 208A · 4 ROOM · 01 TO 03 · Model A · 85 years left | 92 sqm | S$610,888 | S$6,640 psm |
| Jul 2025 | Blk 208A · 4 ROOM · 07 TO 09 · Model A · 85 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Mar 2025 | Blk 208A · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Jul 2024 | Blk 208A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Jun 2024 | Blk 208A · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$590,888 | S$6,423 psm |
| Mar 2024 | Blk 208A · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$531,000 | S$5,772 psm |
| Feb 2024 | Blk 208A · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Dec 2023 | Blk 208A · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$535,000 | S$5,815 psm |
| May 2023 | Blk 208A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$548,000 | S$5,957 psm |
| Oct 2022 | Blk 208A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Jun 2022 | Blk 208A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$518,888 | S$5,640 psm |
| Apr 2022 | Blk 208A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Dec 2021 | Blk 208A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$508,000 | S$5,522 psm |
Showing 13 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 208A · 4 ROOM | S$3,480 | — |
| Oct 2025 | Blk 208A · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 208A · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 208A · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 208A · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 208A · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 208A · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 208A · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 208A · 4 ROOM | S$3,400 | — |
| Oct 2022 | Blk 208A · 4 ROOM | S$3,400 | — |
| Jul 2022 | Blk 208A · 4 ROOM | S$2,400 | — |
| Mar 2022 | Blk 208A · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 208A · 4 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 83 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 | 78 years | S$588,348 | S$649,584 | S$703,512 | S$715,815 |
| 10 years | 73 years | S$555,252 | S$676,849 | S$793,897 | S$821,909 |
| 20 years | 63 years | S$516,027 | S$766,788 | S$1,054,921 | S$1,130,678 |
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.