Blk 226A Compassvale Walk
Project page · 99-year lease from 1999
Based on 27 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 223A | 10 TO 12 | 102 sqm | S$638,000 | S$6,255 psm | ×1.000 | S$6,255 psm |
| Oct 2026 | Blk 231 | 16 TO 18 | 101 sqm | S$588,000 | S$5,822 psm | ×1.000 | S$5,822 psm |
| Aug 2026 | Blk 241 | 04 TO 06 | 101 sqm | S$630,000 | S$6,238 psm | ×1.000 | S$6,238 psm |
| Jun 2026 | Blk 230 | 10 TO 12 | 101 sqm | S$565,000 | S$5,594 psm | ×1.000 | S$5,594 psm |
| Jun 2026 | Blk 236 | 13 TO 15 | 100 sqm | S$580,000 | S$5,800 psm | ×1.000 | S$5,800 psm |
| Jun 2026 | Blk 238 | 16 TO 18 | 100 sqm | S$645,000 | S$6,450 psm | ×1.000 | S$6,450 psm |
| Jun 2026 | Blk 234 | 07 TO 09 | 100 sqm | S$615,000 | S$6,150 psm | ×1.000 | S$6,150 psm |
| Jun 2026 | Blk 228B | 01 TO 03 | 102 sqm | S$600,000 | S$5,882 psm | ×1.000 | S$5,882 psm |
| May 2026 | Blk 226A | 04 TO 06 | 102 sqm | S$580,000 | S$5,686 psm | ×1.000 | S$5,686 psm |
| Apr 2026 | Blk 241 | 16 TO 18 | 100 sqm | S$650,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Mar 2026 | Blk 235 | 10 TO 12 | 101 sqm | S$612,000 | S$6,059 psm | ×0.997 | S$6,042 psm |
| Mar 2026 | Blk 226A | 13 TO 15 | 102 sqm | S$600,000 | S$5,882 psm | ×0.997 | S$5,865 psm |
| Feb 2026 | Blk 223D | 13 TO 15 | 102 sqm | S$660,000 | S$6,471 psm | ×0.997 | S$6,452 psm |
| Feb 2026 | Blk 223D | 01 TO 03 | 102 sqm | S$615,000 | S$6,029 psm | ×0.997 | S$6,012 psm |
| Feb 2026 | Blk 238 | 13 TO 15 | 101 sqm | S$622,000 | S$6,158 psm | ×0.997 | S$6,140 psm |
| Jan 2026 | Blk 235 | 13 TO 15 | 100 sqm | S$620,000 | S$6,200 psm | ×0.997 | S$6,182 psm |
| Jan 2026 | Blk 237 | 04 TO 06 | 101 sqm | S$582,000 | S$5,762 psm | ×0.997 | S$5,745 psm |
| Jan 2026 | Blk 240 | 04 TO 06 | 101 sqm | S$630,000 | S$6,238 psm | ×0.997 | S$6,219 psm |
| Dec 2025 | Blk 231 | 07 TO 09 | 101 sqm | S$568,000 | S$5,624 psm | ×0.996 | S$5,602 psm |
| Dec 2025 | Blk 223A | 10 TO 12 | 102 sqm | S$660,000 | S$6,471 psm | ×0.996 | S$6,445 psm |
| Dec 2025 | Blk 238 | 13 TO 15 | 101 sqm | S$628,888 | S$6,227 psm | ×0.996 | S$6,202 psm |
| Dec 2025 | Blk 225A | 07 TO 09 | 102 sqm | S$626,000 | S$6,137 psm | ×0.996 | S$6,113 psm |
| Dec 2025 | Blk 223D | 07 TO 09 | 102 sqm | S$610,000 | S$5,980 psm | ×0.996 | S$5,957 psm |
| Nov 2025 | Blk 230 | 01 TO 03 | 101 sqm | S$558,000 | S$5,525 psm | ×0.996 | S$5,503 psm |
| Nov 2025 | Blk 230 | 13 TO 15 | 101 sqm | S$650,000 | S$6,436 psm | ×0.996 | S$6,410 psm |
| Nov 2025 | Blk 241 | 10 TO 12 | 101 sqm | S$648,888 | S$6,425 psm | ×0.996 | S$6,399 psm |
| Nov 2025 | Blk 231 | 13 TO 15 | 101 sqm | S$570,000 | S$5,644 psm | ×0.996 | S$5,621 psm |
How accurate is this estimate for Compassvale Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 63 sales in Compassvale Walk since.
- Median error
- 2.9%
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.
6.16% gross yield
S$38,400 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 38 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 223A | 4 ROOM | S$3,500 |
| Sept 2026 | 228B | 4 ROOM | S$3,000 |
| Sept 2026 | 231 | 4 ROOM | S$2,600 |
| Aug 2026 | 231 | 4 ROOM | S$3,400 |
| Aug 2026 | 223A | 4 ROOM | S$3,300 |
| Jul 2026 | 231 | 4 ROOM | S$3,600 |
| Jul 2026 | 234 | 4 ROOM | S$3,400 |
| Jul 2026 | 226A | 4 ROOM | S$3,200 |
median of 38 HDB rental approvals for 4 ROOM on Compassvale Walk since 2025-10.
Buying or selling at S$623,540?
Buying: Stamp duty on S$623,540 · Cash and CPF needed on S$623,540 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$623,540.
Each opens with this figure filled in; change anything there.
Primary schools near 226a Compassvale Walk
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
- Seng Kang Primary School · 139 m · no 2025 Phase 2C ballot
- North Spring Primary School · 339 m · no 2025 Phase 2C ballot
- North Vista Primary School · 587 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 716 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 796 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,005 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,222 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,297 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,349 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,422 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Green Primary School · 1,522 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,614 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,667 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,712 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,813 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 226A · 4 ROOM · 04 TO 06 · Model A · 73 years left | 102 sqm | S$580,000 | S$5,686 psm |
| Mar 2026 | Blk 226A · 4 ROOM · 13 TO 15 · Model A · 73 years left | 102 sqm | S$600,000 | S$5,882 psm |
| Oct 2025 | Blk 226A · 4 ROOM · 13 TO 15 · Model A · 73 years left | 102 sqm | S$570,000 | S$5,588 psm |
| Aug 2024 | Blk 226A · 4 ROOM · 04 TO 06 · Model A · 74 years left | 102 sqm | S$558,000 | S$5,471 psm |
| Jul 2024 | Blk 226A · 4 ROOM · 07 TO 09 · Model A · 75 years left | 102 sqm | S$510,000 | S$5,000 psm |
| Oct 2023 | Blk 226A · 4 ROOM · 01 TO 03 · Model A · 75 years left | 102 sqm | S$500,000 | S$4,902 psm |
| Aug 2023 | Blk 226A · 4 ROOM · 04 TO 06 · Model A · 75 years left | 102 sqm | S$530,000 | S$5,196 psm |
| Jul 2023 | Blk 226A · 4 ROOM · 13 TO 15 · Model A · 76 years left | 102 sqm | S$555,000 | S$5,441 psm |
| Mar 2023 | Blk 226A · 4 ROOM · 16 TO 18 · Model A · 76 years left | 102 sqm | S$549,000 | S$5,382 psm |
| Jun 2022 | Blk 226A · 4 ROOM · 16 TO 18 · Model A · 77 years left | 102 sqm | S$484,000 | S$4,745 psm |
Showing 10 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 226A · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 226A · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 226A · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 226A · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 226A · 4 ROOM | S$3,550 | — |
| Mar 2022 | Blk 226A · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 226A · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 226A · 4 ROOM | S$2,000 | — |
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 71 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 | 66 years | S$598,167 | S$660,425 | S$715,253 | S$727,762 |
| 10 years | 61 years | S$579,491 | S$706,396 | S$828,554 | S$857,788 |
| 20 years | 51 years | S$533,705 | S$793,058 | S$1,091,062 | S$1,169,413 |
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.