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HDB · 541290

Blk 290A Compassvale Cres

Project page · 99-year lease from 2002

Indicative value range
S$605,000 – S$654,342
Indicative mid S$623,403 · S$5,667 psm

Based on 16 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 290B04 TO 06110 sqmS$580,000S$5,273 psm×1.000S$5,273 psm
Sept 2026Blk 295C07 TO 09110 sqmS$610,000S$5,545 psm×1.000S$5,545 psm
Aug 2026Blk 296B10 TO 12110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 296B10 TO 12110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
May 2026Blk 295A04 TO 06110 sqmS$605,000S$5,500 psm×1.000S$5,500 psm
Apr 2026Blk 295B10 TO 12110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
Apr 2026Blk 290A07 TO 09110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Apr 2026Blk 295C07 TO 09110 sqmS$605,000S$5,500 psm×1.000S$5,500 psm
Mar 2026Blk 290A07 TO 09110 sqmS$680,000S$6,182 psm×0.997S$6,164 psm
Feb 2026Blk 296B07 TO 09110 sqmS$643,688S$5,852 psm×0.997S$5,834 psm
Feb 2026Blk 295B01 TO 03110 sqmS$608,000S$5,527 psm×0.997S$5,511 psm
Feb 2026Blk 290C13 TO 15110 sqmS$700,000S$6,364 psm×0.997S$6,345 psm
Dec 2025Blk 295A10 TO 12110 sqmS$670,000S$6,091 psm×0.996S$6,067 psm
Dec 2025Blk 295C04 TO 06110 sqmS$600,000S$5,455 psm×0.996S$5,433 psm
Dec 2025Blk 296B01 TO 03111 sqmS$635,000S$5,721 psm×0.996S$5,698 psm
Nov 2025Blk 290C04 TO 06110 sqmS$675,000S$6,136 psm×0.996S$6,112 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.

6.35% gross yield

S$39,600 of rent a year against the estimate above · 0.46 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 38 approvals in the last year.

In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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

ApprovedBlockFlatRent a month
Sept 2026295B5 ROOMS$3,300
Aug 2026296C5 ROOMS$3,300
Aug 2026296A5 ROOMS$2,100
Jul 2026293D5 ROOMS$3,700
Jun 2026296A5 ROOMS$3,400
Jun 2026296C5 ROOMS$3,100
May 2026293A5 ROOMS$3,700
May 2026290C5 ROOMS$3,200

median of 38 HDB rental approvals for 5 ROOM on Compassvale Cres since 2025-10.

Buying or selling at S$623,403?

Buying: Stamp duty on S$623,403 · Cash and CPF needed on S$623,403 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$623,403.

Each opens with this figure filled in; change anything there.

Primary schools near 290a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 290A · 5 ROOM · 07 TO 09 · Improved · 75 years left
110 sqmS$640,000S$5,818 psm
Mar 2026
Blk 290A · 5 ROOM · 07 TO 09 · Improved · 75 years left
110 sqmS$680,000S$6,182 psm
Feb 2026
Blk 290A · 4 ROOM · 13 TO 15 · Model A · 75 years left
90 sqmS$580,000S$6,444 psm
Sept 2025
Blk 290A · 4 ROOM · 04 TO 06 · Model A · 75 years left
90 sqmS$580,000S$6,444 psm
Feb 2025
Blk 290A · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$658,000S$5,982 psm
Jul 2024
Blk 290A · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$625,000S$5,682 psm
Jul 2023
Blk 290A · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$600,000S$5,455 psm
Apr 2023
Blk 290A · 5 ROOM · 01 TO 03 · Improved · 78 years left
110 sqmS$551,000S$5,009 psm
Feb 2023
Blk 290A · 4 ROOM · 10 TO 12 · Model A · 78 years left
excluded: outlier
90 sqmS$505,000S$5,611 psm
Dec 2022
Blk 290A · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$565,000S$5,136 psm
Jan 2022
Blk 290A · 4 ROOM · 10 TO 12 · Model A · 79 years left
excluded: outlier
90 sqmS$460,000S$5,111 psm
See more

Showing 11 of 69.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years69 yearsS$598,035S$660,280S$715,095S$727,602
10 years64 yearsS$579,363S$706,241S$828,371S$857,599
20 years54 yearsS$533,587S$792,883S$1,090,822S$1,169,156

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.