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HDB · 541294

Blk 294A Compassvale Cres

Project page · 99-year lease from 2016

Indicative value range
S$665,000 – S$700,126
Indicative mid S$685,000 · S$7,366 psm

Based on 37 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
Oct 2026Blk 286A10 TO 1293 sqmS$678,000S$7,290 psm×1.000S$7,290 psm
Oct 2026Blk 289A10 TO 1293 sqmS$693,800S$7,460 psm×1.000S$7,460 psm
Sept 2026Blk 289A07 TO 0996 sqmS$688,000S$7,167 psm×1.000S$7,167 psm
Sept 2026Blk 288C13 TO 1593 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Aug 2026Blk 287C04 TO 0693 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Aug 2026Blk 287B13 TO 1593 sqmS$738,000S$7,935 psm×1.000S$7,935 psm
Aug 2026Blk 288A04 TO 0693 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Aug 2026Blk 293D10 TO 1293 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Aug 2026Blk 287A07 TO 0993 sqmS$695,000S$7,473 psm×1.000S$7,473 psm
Aug 2026Blk 293C10 TO 1293 sqmS$703,000S$7,559 psm×1.000S$7,559 psm
Jul 2026Blk 288C13 TO 1593 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Jul 2026Blk 286C13 TO 1593 sqmS$683,000S$7,344 psm×1.000S$7,344 psm
Jul 2026Blk 293B07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Jul 2026Blk 287A04 TO 0693 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
Jun 2026Blk 287A10 TO 1296 sqmS$720,000S$7,500 psm×1.000S$7,500 psm
Jun 2026Blk 286B07 TO 0993 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Jun 2026Blk 293A07 TO 0993 sqmS$703,000S$7,559 psm×1.000S$7,559 psm
Jun 2026Blk 293B10 TO 1293 sqmS$705,888S$7,590 psm×1.000S$7,590 psm
Jun 2026Blk 293C10 TO 1293 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
May 2026Blk 294A13 TO 1593 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Apr 2026Blk 287C04 TO 0693 sqmS$632,000S$6,796 psm×1.000S$6,796 psm
Apr 2026Blk 289A07 TO 0993 sqmS$665,000S$7,151 psm×1.000S$7,151 psm
Mar 2026Blk 287C13 TO 1593 sqmS$670,000S$7,204 psm×0.997S$7,183 psm
Mar 2026Blk 287C07 TO 0993 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Feb 2026Blk 287A13 TO 1593 sqmS$705,000S$7,581 psm×0.997S$7,558 psm
Jan 2026Blk 287B07 TO 0993 sqmS$730,188S$7,851 psm×0.997S$7,828 psm
Jan 2026Blk 287B01 TO 0396 sqmS$678,000S$7,063 psm×0.997S$7,042 psm
Jan 2026Blk 289A10 TO 1293 sqmS$688,888S$7,407 psm×0.997S$7,386 psm
Jan 2026Blk 293D13 TO 1593 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Dec 2025Blk 293C07 TO 0993 sqmS$658,000S$7,075 psm×0.996S$7,047 psm
Dec 2025Blk 294A10 TO 1293 sqmS$698,000S$7,505 psm×0.996S$7,476 psm
Dec 2025Blk 293A01 TO 0393 sqmS$640,000S$6,882 psm×0.996S$6,855 psm
Dec 2025Blk 286B10 TO 1293 sqmS$702,888S$7,558 psm×0.996S$7,528 psm
Nov 2025Blk 289A07 TO 0993 sqmS$672,000S$7,226 psm×0.996S$7,197 psm
Nov 2025Blk 287A10 TO 1293 sqmS$710,888S$7,644 psm×0.996S$7,614 psm
Nov 2025Blk 287A01 TO 0393 sqmS$635,000S$6,828 psm×0.996S$6,801 psm
Nov 2025Blk 286C13 TO 1593 sqmS$695,000S$7,473 psm×0.996S$7,444 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.

5.78% gross yield

S$39,600 of rent a year against the estimate above · 0.06 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

ApprovedBlockFlatRent a month
Aug 2026293B4 ROOMS$3,550
Aug 2026286C4 ROOMS$3,500
Jul 2026295B4 ROOMS$3,500
Jul 2026289B4 ROOMS$3,450
Jul 2026287A4 ROOMS$3,300
Jul 2026296A4 ROOMS$3,200
Jun 2026290A4 ROOMS$3,400
May 2026289A4 ROOMS$3,700

median of 30 HDB rental approvals for 4 ROOM on Compassvale Cres since 2025-10.

Buying or selling at S$685,000?

Buying: Stamp duty on S$685,000 · Cash and CPF needed on S$685,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$685,000.

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

Primary schools near 294a 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
May 2026
Blk 294A · 4 ROOM · 13 TO 15 · Model A · 90 years left
93 sqmS$710,000S$7,634 psm
Dec 2025
Blk 294A · 4 ROOM · 10 TO 12 · Model A · 90 years left
93 sqmS$698,000S$7,505 psm
Sept 2025
Blk 294A · 5 ROOM · 13 TO 15 · Improved · 90 years left
113 sqmS$883,888S$7,822 psm
Feb 2025
Blk 294A · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$655,000S$7,043 psm
Aug 2024
Blk 294A · 4 ROOM · 10 TO 12 · Model A · 91 years left
93 sqmS$672,500S$7,231 psm
Aug 2024
Blk 294A · 4 ROOM · 01 TO 03 · Model A · 91 years left
93 sqmS$625,000S$6,720 psm
Aug 2024
Blk 294A · 4 ROOM · 01 TO 03 · Model A · 91 years left
93 sqmS$620,000S$6,667 psm
Jul 2024
Blk 294A · 5 ROOM · 01 TO 03 · Improved · 92 years left
113 sqmS$718,000S$6,354 psm
May 2024
Blk 294A · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$630,000S$6,774 psm
Feb 2024
Blk 294A · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$625,000S$6,720 psm
Jan 2024
Blk 294A · 5 ROOM · 04 TO 06 · Improved · 92 years left
113 sqmS$735,000S$6,504 psm
Nov 2023
Blk 294A · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$645,000S$6,935 psm
Oct 2023
Blk 294A · 5 ROOM · 07 TO 09 · Improved · 92 years left
113 sqmS$755,000S$6,681 psm
Jan 2023
Blk 294A · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$588,000S$6,323 psm
Aug 2022
Blk 294A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$578,800S$6,224 psm
Jun 2022
Blk 294A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$565,000S$6,075 psm
May 2022
Blk 294A · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$575,000S$6,183 psm
Jan 2022
Blk 294A · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$538,000S$5,785 psm
Jan 2022
Blk 294A · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$535,000S$5,753 psm
Jan 2022
Blk 294A · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$525,000S$5,645 psm
Nov 2021
Blk 294A · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$505,000S$5,430 psm
See more

Showing 21 of 41.

Sale prices as filed in caveats.

Where the lease takes this

About 88 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 years83 yearsS$643,161S$710,101S$769,054S$782,503
10 years78 yearsS$601,140S$732,786S$859,508S$889,834
20 years68 yearsS$544,239S$808,711S$1,112,597S$1,192,495

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.