Blk 289A Compassvale Cres
Project page · 99-year lease from 2017
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 289A | 10 TO 12 | 93 sqm | S$693,800 | S$7,460 psm | ×1.000 | S$7,460 psm |
| Sept 2026 | Blk 289A | 07 TO 09 | 96 sqm | S$688,000 | S$7,167 psm | ×1.000 | S$7,167 psm |
| Apr 2026 | Blk 289A | 07 TO 09 | 93 sqm | S$665,000 | S$7,151 psm | ×1.000 | S$7,151 psm |
| Jan 2026 | Blk 289A | 10 TO 12 | 93 sqm | S$688,888 | S$7,407 psm | ×0.997 | S$7,386 psm |
| Nov 2025 | Blk 289A | 07 TO 09 | 93 sqm | S$672,000 | S$7,226 psm | ×0.996 | S$7,197 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.
5.92% gross yield
S$39,600 of rent a year against the estimate above · 0.08 points above 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$669,360?
Buying: Stamp duty on S$669,360 · Cash and CPF needed on S$669,360 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$669,360.
Each opens with this figure filled in; change anything there.
Primary schools near 289a 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
- Compassvale Primary School · 282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 388 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 834 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 859 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,129 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,138 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,230 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,313 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,488 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,575 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,583 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,586 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,586 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,629 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,890 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 93 sqm | S$693,800 | S$7,460 psm |
| Sept 2026 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 96 sqm | S$688,000 | S$7,167 psm |
| May 2026 | Blk 289A · 3 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Apr 2026 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Feb 2026 | Blk 289A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jan 2026 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 93 sqm | S$688,888 | S$7,407 psm |
| Jan 2026 | Blk 289A · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Dec 2025 | Blk 289A · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left excluded: outlier | 93 sqm | S$608,000 | S$6,538 psm |
| Nov 2025 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$672,000 | S$7,226 psm |
| Sept 2025 | Blk 289A · 3 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Apr 2025 | Blk 289A · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$738,000 | S$6,531 psm |
| Aug 2024 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$664,500 | S$7,145 psm |
| Jul 2024 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$686,000 | S$7,376 psm |
| Jul 2024 | Blk 289A · 3 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Jun 2024 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2024 | Blk 289A · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left excluded: outlier | 96 sqm | S$575,000 | S$5,990 psm |
| Feb 2024 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2024 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jan 2024 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$582,000 | S$6,258 psm |
| Jan 2024 | Blk 289A · 3 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 68 sqm | S$433,000 | S$6,368 psm |
| Dec 2023 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 93 sqm | S$613,000 | S$6,591 psm |
| Oct 2023 | Blk 289A · 3 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 68 sqm | S$426,000 | S$6,265 psm |
| Aug 2023 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2023 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jun 2023 | Blk 289A · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 68 sqm | S$428,000 | S$6,294 psm |
| May 2023 | Blk 289A · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Dec 2022 | Blk 289A · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Oct 2022 | Blk 289A · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$737,000 | S$6,522 psm |
| Sept 2022 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 96 sqm | S$595,000 | S$6,198 psm |
| Sept 2022 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Sept 2022 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Sept 2022 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Aug 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$610,888 | S$6,569 psm |
| Jun 2022 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 96 sqm | S$608,000 | S$6,333 psm |
| May 2022 | Blk 289A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| May 2022 | Blk 289A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$705,000 | S$6,239 psm |
| May 2022 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Apr 2022 | Blk 289A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$725,666 | S$6,422 psm |
| Apr 2022 | Blk 289A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Apr 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 96 sqm | S$590,000 | S$6,146 psm |
| Mar 2022 | Blk 289A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Mar 2022 | Blk 289A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$718,888 | S$6,362 psm |
| Mar 2022 | Blk 289A · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$712,888 | S$6,309 psm |
| Mar 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 96 sqm | S$575,000 | S$5,990 psm |
| Mar 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Mar 2022 | Blk 289A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Mar 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Feb 2022 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2022 | Blk 289A · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Feb 2022 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jan 2022 | Blk 289A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 96 sqm | S$560,000 | S$5,833 psm |
| Nov 2021 | Blk 289A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Nov 2021 | Blk 289A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Nov 2021 | Blk 289A · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$418,000 | S$6,147 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 289A · 4 ROOM | S$3,700 | — |
| May 2026 | Blk 289A · 3 ROOM | S$3,100 | — |
| May 2026 | Blk 289A · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 289A · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 289A · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 289A · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 289A · 4 ROOM | S$3,700 | — |
| Feb 2025 | Blk 289A · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 289A · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 289A · 3 ROOM | S$3,200 | — |
| Apr 2024 | Blk 289A · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 289A · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 289A · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 289A · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 289A · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 289A · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 289A · 3 ROOM | S$3,200 | — |
| Apr 2023 | Blk 289A · 4 ROOM | S$3,900 | — |
| Feb 2023 | Blk 289A · 3 ROOM | S$3,000 | — |
| Apr 2022 | Blk 289A · 3 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$628,476 | S$693,889 | S$751,495 | S$764,637 |
| 10 years | 79 years | S$587,415 | S$716,056 | S$839,884 | S$869,518 |
| 20 years | 69 years | S$531,813 | S$790,247 | S$1,087,195 | S$1,165,268 |
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.