Blk 274A Compassvale Bow
Project page · 99-year lease from 2017
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 274A | 04 TO 06 | 113 sqm | S$930,000 | S$8,230 psm | ×1.000 | S$8,230 psm |
| Aug 2026 | Blk 274A | 16 TO 18 | 113 sqm | S$995,000 | S$8,805 psm | ×1.000 | S$8,805 psm |
| Apr 2026 | Blk 274A | 04 TO 06 | 113 sqm | S$933,999 | S$8,265 psm | ×1.000 | S$8,265 psm |
| Dec 2025 | Blk 274A | 10 TO 12 | 113 sqm | S$980,000 | S$8,673 psm | ×0.996 | S$8,639 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.
4.52% gross yield
S$43,200 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 3 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 |
|---|---|---|---|
| Apr 2026 | 278B | 5 ROOM | S$3,600 |
| Mar 2026 | 278A | 5 ROOM | S$4,000 |
| Jan 2026 | 274A | 5 ROOM | S$3,500 |
median of 3 HDB rental approvals for 5 ROOM on Compassvale Bow since 2025-10.
Buying or selling at S$955,075?
Buying: Stamp duty on S$955,075 · Cash and CPF needed on S$955,075 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$955,075.
Each opens with this figure filled in; change anything there.
Primary schools near 274a 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
- Palm View Primary School · 189 m · no 2025 Phase 2C ballot
- North Vista Primary School · 524 m · no 2025 Phase 2C ballot
- Punggol Primary School · 524 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 606 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 660 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,064 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,090 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,094 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinmin Primary School · 1,218 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,234 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,426 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,489 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,585 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,618 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 1,963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,990 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 274A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 113 sqm | S$930,000 | S$8,230 psm |
| Aug 2026 | Blk 274A · 5 ROOM · 16 TO 18 · Improved · 90 years left | 113 sqm | S$995,000 | S$8,805 psm |
| Apr 2026 | Blk 274A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$933,999 | S$8,265 psm |
| Dec 2025 | Blk 274A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Sept 2025 | Blk 274A · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$978,000 | S$8,655 psm |
| Sept 2025 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$988,888 | S$8,751 psm |
| May 2025 | Blk 274A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Apr 2025 | Blk 274A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Feb 2025 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 92 years left excluded: outlier | 92 sqm | S$730,000 | S$7,935 psm |
| Aug 2024 | Blk 274A · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$898,000 | S$7,947 psm |
| Aug 2024 | Blk 274A · 4 ROOM · 13 TO 15 · Model A · 92 years left excluded: outlier | 92 sqm | S$831,888 | S$9,042 psm |
| Jun 2024 | Blk 274A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Jun 2024 | Blk 274A · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$780,000 | S$6,903 psm |
| Jun 2024 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$768,000 | S$8,348 psm |
| Apr 2024 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$894,888 | S$7,919 psm |
| Apr 2024 | Blk 274A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Mar 2024 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Dec 2023 | Blk 274A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Sept 2023 | Blk 274A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$745,000 | S$8,098 psm |
| Sept 2023 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$708,888 | S$7,705 psm |
| Aug 2023 | Blk 274A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$838,000 | S$7,416 psm |
| Mar 2023 | Blk 274A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Feb 2023 | Blk 274A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Nov 2022 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$815,000 | S$7,212 psm |
| May 2022 | Blk 274A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Apr 2022 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Mar 2022 | Blk 274A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$712,000 | S$6,301 psm |
| Feb 2022 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Feb 2022 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jan 2022 | Blk 274A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Oct 2021 | Blk 274A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$731,800 | S$6,476 psm |
| Oct 2021 | Blk 274A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$595,000 | S$6,467 psm |
Showing 32 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 274A · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 274A · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 274A · 5 ROOM | S$3,500 | — |
| Mar 2025 | Blk 274A · 5 ROOM | S$3,600 | — |
| Jun 2024 | Blk 274A · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 274A · 4 ROOM | S$3,450 | — |
| Apr 2024 | Blk 274A · 5 ROOM | S$3,800 | — |
| Dec 2022 | Blk 274A · 5 ROOM | S$3,800 | — |
| Jul 2022 | Blk 274A · 5 ROOM | S$3,200 | — |
| May 2022 | Blk 274A · 4 ROOM | S$3,100 | — |
| Jun 2021 | Blk 274A · 5 ROOM | S$2,300 | — |
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 89 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 | 84 years | S$896,740 | S$990,073 | S$1,072,268 | S$1,091,021 |
| 10 years | 79 years | S$838,152 | S$1,021,702 | S$1,198,386 | S$1,240,669 |
| 20 years | 69 years | S$758,817 | S$1,127,561 | S$1,551,261 | S$1,662,660 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.