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HDB · 541296

Blk 296A Compassvale Cres

Project page · 99-year lease from 2002

Indicative value range
S$541,012 – S$570,749
Indicative mid S$563,333 · S$6,259 psm

Based on 13 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 296B10 TO 1290 sqmS$568,888S$6,321 psm×1.000S$6,321 psm
Sept 2026Blk 295A04 TO 0689 sqmS$505,000S$5,674 psm×1.000S$5,674 psm
Aug 2026Blk 295B04 TO 0690 sqmS$535,000S$5,944 psm×1.000S$5,944 psm
Aug 2026Blk 296A07 TO 0990 sqmS$568,000S$6,311 psm×1.000S$6,311 psm
Jul 2026Blk 295A04 TO 0689 sqmS$535,000S$6,011 psm×1.000S$6,011 psm
Jun 2026Blk 295C07 TO 0990 sqmS$559,000S$6,211 psm×1.000S$6,211 psm
Mar 2026Blk 296C10 TO 1289 sqmS$568,000S$6,382 psm×0.997S$6,363 psm
Feb 2026Blk 296C13 TO 1590 sqmS$565,000S$6,278 psm×0.997S$6,259 psm
Feb 2026Blk 290A13 TO 1590 sqmS$580,000S$6,444 psm×0.997S$6,425 psm
Jan 2026Blk 296C10 TO 1290 sqmS$560,000S$6,222 psm×0.997S$6,204 psm
Jan 2026Blk 295A01 TO 0390 sqmS$520,000S$5,778 psm×0.997S$5,761 psm
Dec 2025Blk 296B07 TO 0990 sqmS$573,000S$6,367 psm×0.996S$6,342 psm
Dec 2025Blk 290B07 TO 0990 sqmS$583,000S$6,478 psm×0.996S$6,452 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.

7.03% gross yield

S$39,600 of rent a year against the estimate above · 0.83 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.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 blocks. This town has too few such blocks to measure on its own.

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$563,333?

Buying: Stamp duty on S$563,333 · Cash and CPF needed on S$563,333 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$563,333.

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

Primary schools near 296a 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
Aug 2026
Blk 296A · 4 ROOM · 07 TO 09 · Model A · 74 years left
90 sqmS$568,000S$6,311 psm
Sept 2025
Blk 296A · 4 ROOM · 13 TO 15 · Model A · 75 years left
90 sqmS$580,000S$6,444 psm
Jul 2025
Blk 296A · 4 ROOM · 10 TO 12 · Model A · 76 years left
90 sqmS$565,000S$6,278 psm
Feb 2024
Blk 296A · 4 ROOM · 10 TO 12 · Model A · 77 years left
90 sqmS$530,000S$5,889 psm
Jul 2023
Blk 296A · 5 ROOM · 01 TO 03 · Improved · 78 years left
110 sqmS$520,000S$4,727 psm
Jul 2023
Blk 296A · 4 ROOM · 01 TO 03 · Model A · 78 years left
90 sqmS$460,000S$5,111 psm
Mar 2023
Blk 296A · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$535,000S$4,864 psm
Oct 2022
Blk 296A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$555,000S$5,045 psm
Oct 2022
Blk 296A · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$453,000S$5,033 psm
Apr 2022
Blk 296A · 4 ROOM · 13 TO 15 · Model A · 79 years left
90 sqmS$445,000S$4,944 psm
See more

Showing 10 of 46.

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$540,410S$596,657S$646,191S$657,492
10 years64 yearsS$523,537S$638,189S$748,551S$774,963
20 years54 yearsS$482,172S$716,483S$985,713S$1,056,499

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.