Blk 295A Compassvale Cres
Project page · 99-year lease from 2002
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 290B | 04 TO 06 | 110 sqm | S$580,000 | S$5,273 psm | ×1.000 | S$5,273 psm |
| Sept 2026 | Blk 295C | 07 TO 09 | 110 sqm | S$610,000 | S$5,545 psm | ×1.000 | S$5,545 psm |
| Aug 2026 | Blk 296B | 10 TO 12 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jun 2026 | Blk 296B | 10 TO 12 | 110 sqm | S$600,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| May 2026 | Blk 295A | 04 TO 06 | 110 sqm | S$605,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Apr 2026 | Blk 295B | 10 TO 12 | 110 sqm | S$620,000 | S$5,636 psm | ×1.000 | S$5,636 psm |
| Apr 2026 | Blk 290A | 07 TO 09 | 110 sqm | S$640,000 | S$5,818 psm | ×1.000 | S$5,818 psm |
| Apr 2026 | Blk 295C | 07 TO 09 | 110 sqm | S$605,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Mar 2026 | Blk 290A | 07 TO 09 | 110 sqm | S$680,000 | S$6,182 psm | ×0.997 | S$6,164 psm |
| Feb 2026 | Blk 296B | 07 TO 09 | 110 sqm | S$643,688 | S$5,852 psm | ×0.997 | S$5,834 psm |
| Feb 2026 | Blk 295B | 01 TO 03 | 110 sqm | S$608,000 | S$5,527 psm | ×0.997 | S$5,511 psm |
| Feb 2026 | Blk 290C | 13 TO 15 | 110 sqm | S$700,000 | S$6,364 psm | ×0.997 | S$6,345 psm |
| Dec 2025 | Blk 295A | 10 TO 12 | 110 sqm | S$670,000 | S$6,091 psm | ×0.996 | S$6,067 psm |
| Dec 2025 | Blk 295C | 04 TO 06 | 110 sqm | S$600,000 | S$5,455 psm | ×0.996 | S$5,433 psm |
| Dec 2025 | Blk 296B | 01 TO 03 | 111 sqm | S$635,000 | S$5,721 psm | ×0.996 | S$5,698 psm |
| Nov 2025 | Blk 290C | 04 TO 06 | 110 sqm | S$675,000 | S$6,136 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 295B | 5 ROOM | S$3,300 |
| Aug 2026 | 296C | 5 ROOM | S$3,300 |
| Aug 2026 | 296A | 5 ROOM | S$2,100 |
| Jul 2026 | 293D | 5 ROOM | S$3,700 |
| Jun 2026 | 296A | 5 ROOM | S$3,400 |
| Jun 2026 | 296C | 5 ROOM | S$3,100 |
| May 2026 | 293A | 5 ROOM | S$3,700 |
| May 2026 | 290C | 5 ROOM | S$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 295a 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 · 326 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 867 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 902 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 918 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 991 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Springdale Primary School · 1,018 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,078 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Spring Primary School · 1,204 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,404 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,411 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,413 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,448 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,491 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,685 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,719 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 295A · 4 ROOM · 04 TO 06 · Model A · 75 years left | 89 sqm | S$505,000 | S$5,674 psm |
| Jul 2026 | Blk 295A · 4 ROOM · 04 TO 06 · Model A · 75 years left | 89 sqm | S$535,000 | S$6,011 psm |
| May 2026 | Blk 295A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$605,000 | S$5,500 psm |
| Jan 2026 | Blk 295A · 4 ROOM · 01 TO 03 · Model A · 75 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Dec 2025 | Blk 295A · 5 ROOM · 10 TO 12 · Improved · 75 years left | 110 sqm | S$670,000 | S$6,091 psm |
| Jul 2025 | Blk 295A · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Apr 2024 | Blk 295A · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$570,000 | S$5,182 psm |
| Feb 2024 | Blk 295A · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$508,000 | S$5,644 psm |
| Dec 2023 | Blk 295A · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$545,000 | S$4,955 psm |
| Oct 2023 | Blk 295A · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$575,000 | S$5,227 psm |
| Feb 2023 | Blk 295A · 4 ROOM · 13 TO 15 · Model A · 78 years left | 90 sqm | S$460,000 | S$5,111 psm |
| Jan 2023 | Blk 295A · 5 ROOM · 10 TO 12 · Improved · 78 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Jan 2023 | Blk 295A · 5 ROOM · 01 TO 03 · Improved · 78 years left | 110 sqm | S$530,000 | S$4,818 psm |
| Dec 2022 | Blk 295A · 5 ROOM · 13 TO 15 · Improved · 78 years left | 110 sqm | S$548,888 | S$4,990 psm |
| Nov 2022 | Blk 295A · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$543,000 | S$4,936 psm |
| Oct 2022 | Blk 295A · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$535,000 | S$4,864 psm |
| Aug 2022 | Blk 295A · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$455,000 | S$5,056 psm |
| Aug 2022 | Blk 295A · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$440,000 | S$4,889 psm |
| May 2022 | Blk 295A · 5 ROOM · 04 TO 06 · Improved · 79 years left | 110 sqm | S$495,000 | S$4,500 psm |
| Jan 2022 | Blk 295A · 5 ROOM · 07 TO 09 · Improved · 79 years left | 110 sqm | S$478,000 | S$4,345 psm |
Showing 20 of 118.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 295A · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 295A · 5 ROOM | S$3,200 | — |
| Apr 2025 | Blk 295A · 5 ROOM | S$3,200 | — |
| Mar 2025 | Blk 295A · 5 ROOM | S$3,400 | — |
| Mar 2025 | Blk 295A · 4 ROOM | S$2,800 | — |
| Feb 2025 | Blk 295A · 5 ROOM | S$3,900 | — |
| Feb 2025 | Blk 295A · 5 ROOM | S$3,000 | — |
| Feb 2025 | Blk 295A · 5 ROOM | S$2,400 | — |
| Jan 2025 | Blk 295A · 5 ROOM | S$3,400 | — |
| Jul 2023 | Blk 295A · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 295A · 5 ROOM | S$4,000 | — |
| Mar 2023 | Blk 295A · 4 ROOM | S$2,600 | — |
| Feb 2023 | Blk 295A · 5 ROOM | S$3,500 | — |
| Feb 2023 | Blk 295A · 5 ROOM | S$2,500 | — |
| Jan 2023 | Blk 295A · 5 ROOM | S$1,900 | — |
| Dec 2022 | Blk 295A · 5 ROOM | S$3,000 | — |
| Aug 2022 | Blk 295A · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 295A · 5 ROOM | S$1,860 | — |
| Mar 2021 | Blk 295A · 5 ROOM | S$1,860 | — |
| Mar 2021 | Blk 295A · 5 ROOM | S$1,800 | — |
| Feb 2021 | Blk 295A · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 295A · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 295A · 5 ROOM | S$1,800 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 69 years | S$598,035 | S$660,280 | S$715,095 | S$727,602 |
| 10 years | 64 years | S$579,363 | S$706,241 | S$828,371 | S$857,599 |
| 20 years | 54 years | S$533,587 | S$792,883 | S$1,090,822 | S$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.