Blk 278A Compassvale Bow
Project page · 99-year lease from 2017
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 278A | 13 TO 15 | 113 sqm | S$1,045,000 | S$9,248 psm | ×0.997 | S$9,221 psm |
| Dec 2025 | Blk 278A | 07 TO 09 | 112 sqm | S$955,000 | S$8,527 psm | ×0.996 | S$8,493 psm |
| Dec 2025 | Blk 278A | 07 TO 09 | 113 sqm | S$996,800 | S$8,821 psm | ×0.996 | S$8,787 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.
4.35% gross yield
S$43,200 of rent a year against the estimate above · 0.01 points below 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$992,884?
Buying: Stamp duty on S$992,884 · Cash and CPF needed on S$992,884 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$992,884.
Each opens with this figure filled in; change anything there.
Primary schools near 278a 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 · 176 m · no 2025 Phase 2C ballot
- North Vista Primary School · 546 m · no 2025 Phase 2C ballot
- Punggol Primary School · 570 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 604 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 692 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,046 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,062 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,137 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Xinmin Primary School · 1,230 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,233 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,390 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,502 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,567 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,659 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,916 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 1,961 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fern Green Primary School · 1,996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 278A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$1,045,000 | S$9,248 psm |
| Dec 2025 | Blk 278A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$996,800 | S$8,821 psm |
| Dec 2025 | Blk 278A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$955,000 | S$8,527 psm |
| Sept 2025 | Blk 278A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$1,010,000 | S$8,938 psm |
| Jan 2025 | Blk 278A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$808,000 | S$8,783 psm |
| Oct 2024 | Blk 278A · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$955,000 | S$8,451 psm |
| Sept 2024 | Blk 278A · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 92 sqm | S$678,888 | S$7,379 psm |
| Jul 2024 | Blk 278A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$840,000 | S$7,500 psm |
| May 2024 | Blk 278A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$900,000 | S$8,036 psm |
| Sept 2023 | Blk 278A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$845,000 | S$7,545 psm |
| Sept 2023 | Blk 278A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jul 2023 | Blk 278A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$812,888 | S$7,194 psm |
| Jul 2023 | Blk 278A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$720,000 | S$7,826 psm |
| May 2023 | Blk 278A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Mar 2023 | Blk 278A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$810,057 | S$7,169 psm |
| Mar 2023 | Blk 278A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Sept 2022 | Blk 278A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Jun 2022 | Blk 278A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$795,000 | S$7,098 psm |
| Apr 2022 | Blk 278A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$738,888 | S$6,539 psm |
| Feb 2022 | Blk 278A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$688,000 | S$6,089 psm |
| Dec 2021 | Blk 278A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Nov 2021 | Blk 278A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$768,000 | S$6,857 psm |
| Nov 2021 | Blk 278A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$633,888 | S$6,890 psm |
| Oct 2021 | Blk 278A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$705,000 | S$6,295 psm |
| Oct 2021 | Blk 278A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Oct 2021 | Blk 278A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Oct 2021 | Blk 278A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$560,000 | S$6,087 psm |
Showing 27 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 278A · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 278A · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 278A · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 278A · 5 ROOM | S$4,000 | — |
| Jul 2021 | Blk 278A · 5 ROOM | S$2,800 | — |
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 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$932,239 | S$1,029,267 | S$1,114,716 | S$1,134,212 |
| 10 years | 79 years | S$871,332 | S$1,062,149 | S$1,245,827 | S$1,289,784 |
| 20 years | 69 years | S$788,856 | S$1,172,198 | S$1,612,671 | S$1,728,480 |
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.