Blk 287A Compassvale Cres
Project page · 99-year lease from 2017
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 287A | 07 TO 09 | 93 sqm | S$695,000 | S$7,473 psm | ×1.000 | S$7,473 psm |
| Jul 2026 | Blk 287A | 04 TO 06 | 93 sqm | S$655,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Jun 2026 | Blk 287A | 10 TO 12 | 96 sqm | S$720,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Feb 2026 | Blk 287A | 13 TO 15 | 93 sqm | S$705,000 | S$7,581 psm | ×0.997 | S$7,558 psm |
| Nov 2025 | Blk 287A | 10 TO 12 | 93 sqm | S$710,888 | S$7,644 psm | ×0.996 | S$7,614 psm |
| Nov 2025 | Blk 287A | 01 TO 03 | 93 sqm | S$635,000 | S$6,828 psm | ×0.996 | S$6,801 psm |
How accurate is this estimate for Compassvale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 84 sales in Compassvale Cres since.
- Median error
- 2.3%
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.
5.69% gross yield
S$39,600 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 30 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 |
|---|---|---|---|
| Aug 2026 | 293B | 4 ROOM | S$3,550 |
| Aug 2026 | 286C | 4 ROOM | S$3,500 |
| Jul 2026 | 295B | 4 ROOM | S$3,500 |
| Jul 2026 | 289B | 4 ROOM | S$3,450 |
| Jul 2026 | 287A | 4 ROOM | S$3,300 |
| Jul 2026 | 296A | 4 ROOM | S$3,200 |
| Jun 2026 | 290A | 4 ROOM | S$3,400 |
| May 2026 | 289A | 4 ROOM | S$3,700 |
median of 30 HDB rental approvals for 4 ROOM on Compassvale Cres since 2025-10.
Buying or selling at S$696,250?
Buying: Stamp duty on S$696,250 · Cash and CPF needed on S$696,250 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$696,250.
Each opens with this figure filled in; change anything there.
Primary schools near 287a Compassvale Cres
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
- Punggol Green Primary School · 383 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 686 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 830 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,026 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,212 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,217 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,224 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,348 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,408 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,449 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,582 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,645 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,693 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,733 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,779 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,813 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Jul 2026 | Blk 287A · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jun 2026 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 96 sqm | S$720,000 | S$7,500 psm |
| Feb 2026 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Nov 2025 | Blk 287A · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Nov 2025 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 93 sqm | S$710,888 | S$7,644 psm |
| Oct 2025 | Blk 287A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Oct 2025 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 96 sqm | S$720,000 | S$7,500 psm |
| Sept 2025 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jan 2025 | Blk 287A · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Oct 2024 | Blk 287A · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left excluded: outlier | 96 sqm | S$628,000 | S$6,542 psm |
| Aug 2024 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$766,888 | S$6,787 psm |
| Aug 2024 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$656,000 | S$7,054 psm |
| Jun 2024 | Blk 287A · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jun 2024 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Jun 2024 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 96 sqm | S$700,000 | S$7,292 psm |
| May 2024 | Blk 287A · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Oct 2023 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 96 sqm | S$638,000 | S$6,646 psm |
| Jun 2023 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 96 sqm | S$618,888 | S$6,447 psm |
| May 2023 | Blk 287A · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$735,888 | S$6,512 psm |
| May 2023 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Apr 2023 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 96 sqm | S$637,500 | S$6,641 psm |
| Dec 2022 | Blk 287A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Nov 2022 | Blk 287A · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Nov 2022 | Blk 287A · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$748,000 | S$6,619 psm |
| Nov 2022 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Oct 2022 | Blk 287A · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left excluded: outlier | 113 sqm | S$625,000 | S$5,531 psm |
| Sept 2022 | Blk 287A · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Aug 2022 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Aug 2022 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$698,888 | S$6,185 psm |
| Aug 2022 | Blk 287A · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$676,999 | S$5,991 psm |
| Aug 2022 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jun 2022 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 96 sqm | S$575,000 | S$5,990 psm |
| Apr 2022 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$695,888 | S$6,158 psm |
| Apr 2022 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$693,000 | S$6,133 psm |
| Apr 2022 | Blk 287A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$673,000 | S$5,956 psm |
| Mar 2022 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 96 sqm | S$575,000 | S$5,990 psm |
| Feb 2022 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jan 2022 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$678,000 | S$6,000 psm |
| Jan 2022 | Blk 287A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 96 sqm | S$570,000 | S$5,938 psm |
| Dec 2021 | Blk 287A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$665,000 | S$5,885 psm |
| Dec 2021 | Blk 287A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$557,000 | S$5,989 psm |
| Nov 2021 | Blk 287A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$708,000 | S$6,265 psm |
| Nov 2021 | Blk 287A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$685,000 | S$6,062 psm |
| Nov 2021 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$533,000 | S$5,731 psm |
| Oct 2021 | Blk 287A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 96 sqm | S$539,000 | S$5,615 psm |
| Oct 2021 | Blk 287A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$508,000 | S$5,462 psm |
Showing 47 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 287A · 4 ROOM | S$3,300 | — |
| May 2026 | Blk 287A · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 287A · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 287A · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 287A · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 287A · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 287A · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 287A · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 287A · 5 ROOM | S$3,900 | — |
| Dec 2022 | Blk 287A · 4 ROOM | S$3,800 | — |
| Aug 2021 | Blk 287A · 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 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$653,724 | S$721,764 | S$781,684 | S$795,355 |
| 10 years | 79 years | S$611,013 | S$744,822 | S$873,624 | S$904,449 |
| 20 years | 69 years | S$553,178 | S$821,993 | S$1,130,870 | S$1,212,080 |
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.