Blk 213A Compassvale Lane
Project page · 99-year lease from 2012
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 207B | 10 TO 12 | 110 sqm | S$643,888 | S$5,854 psm | ×1.000 | S$5,854 psm |
| May 2026 | Blk 207C | 07 TO 09 | 110 sqm | S$685,000 | S$6,227 psm | ×1.000 | S$6,227 psm |
| May 2026 | Blk 207B | 10 TO 12 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Feb 2026 | Blk 207B | 07 TO 09 | 110 sqm | S$630,000 | S$5,727 psm | ×0.997 | S$5,710 psm |
| Jan 2026 | Blk 207B | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.997 | S$5,892 psm |
| Dec 2025 | Blk 207B | 01 TO 03 | 110 sqm | S$633,000 | S$5,755 psm | ×0.996 | S$5,732 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.
5.86% gross yield
S$39,600 of rent a year against the estimate above · 1.5 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 206C | 5 ROOM | S$4,100 |
| Sept 2026 | 207B | 5 ROOM | S$3,400 |
| Sept 2026 | 207C | 5 ROOM | S$3,100 |
| Aug 2026 | 206A | 5 ROOM | S$3,300 |
| Jun 2026 | 213A | 5 ROOM | S$3,850 |
| Jun 2026 | 207C | 5 ROOM | S$3,500 |
| Jun 2026 | 206B | 5 ROOM | S$3,300 |
| May 2026 | 206B | 5 ROOM | S$3,300 |
median of 24 HDB rental approvals for 5 ROOM on Compassvale Lane since 2025-10.
Buying or selling at S$675,349?
Buying: Stamp duty on S$675,349 · Cash and CPF needed on S$675,349 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,349.
Each opens with this figure filled in; change anything there.
Primary schools near 213a 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 Spring Primary School · 317 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 319 m · no 2025 Phase 2C ballot
- North Vista Primary School · 508 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 900 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 939 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,139 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,259 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Mee Toh School · 1,316 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,451 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,459 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,621 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,703 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,735 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,736 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,770 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 213A · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 95 sqm | S$660,000 | S$6,947 psm |
| Mar 2026 | Blk 213A · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left excluded: outlier | 99 sqm | S$620,000 | S$6,263 psm |
| Aug 2025 | Blk 213A · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 95 sqm | S$665,000 | S$7,000 psm |
| Oct 2024 | Blk 213A · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 95 sqm | S$700,008 | S$7,369 psm |
| Jun 2023 | Blk 213A · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 95 sqm | S$570,000 | S$6,000 psm |
| May 2023 | Blk 213A · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 115 sqm | S$640,000 | S$5,565 psm |
| Apr 2023 | Blk 213A · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 121 sqm | S$720,000 | S$5,950 psm |
| Mar 2023 | Blk 213A · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 95 sqm | S$520,000 | S$5,474 psm |
| Dec 2022 | Blk 213A · 4 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 95 sqm | S$520,000 | S$5,474 psm |
| Nov 2022 | Blk 213A · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 115 sqm | S$662,000 | S$5,757 psm |
| Jun 2022 | Blk 213A · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 100 sqm | S$550,000 | S$5,500 psm |
Showing 11 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 213A · 4 ROOM | S$3,150 | — |
| Jun 2026 | Blk 213A · 5 ROOM | S$3,850 | — |
| Oct 2025 | Blk 213A · 4 ROOM | S$3,300 | — |
| May 2025 | Blk 213A · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 213A · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 213A · 4 ROOM | S$2,700 | — |
| Jul 2024 | Blk 213A · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 213A · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 213A · 4 ROOM | S$1,800 | — |
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 84 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 | 79 years | S$631,226 | S$696,924 | S$754,782 | S$767,983 |
| 10 years | 74 years | S$595,718 | S$726,177 | S$851,755 | S$881,808 |
| 20 years | 64 years | S$553,634 | S$822,670 | S$1,131,802 | S$1,213,079 |
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.