Blk 299A Compassvale St
Project page · 99-year lease from 2001
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 299A | 10 TO 12 | 114 sqm | S$652,000 | S$5,719 psm | ×1.000 | S$5,719 psm |
| May 2026 | Blk 299A | 01 TO 03 | 114 sqm | S$630,000 | S$5,526 psm | ×1.000 | S$5,526 psm |
| May 2026 | Blk 299A | 07 TO 09 | 114 sqm | S$703,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Nov 2025 | Blk 299A | 07 TO 09 | 122 sqm | S$715,000 | S$5,861 psm | ×0.996 | S$5,838 psm |
How accurate is this estimate for Compassvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.
- Median error
- 2.5%
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.
6.01% gross yield
S$39,600 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 61 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 | 262D | 5 ROOM | S$3,200 |
| Sept 2026 | 299B | 5 ROOM | S$3,100 |
| Aug 2026 | 297B | 5 ROOM | S$3,700 |
| Aug 2026 | 298D | 5 ROOM | S$3,500 |
| Aug 2026 | 292B | 5 ROOM | S$3,400 |
| Aug 2026 | 298D | 5 ROOM | S$3,300 |
| Aug 2026 | 291D | 5 ROOM | S$3,200 |
| Aug 2026 | 252 | 5 ROOM | S$3,200 |
median of 61 HDB rental approvals for 5 ROOM on Compassvale St since 2025-10.
Buying or selling at S$658,744?
Buying: Stamp duty on S$658,744 · Cash and CPF needed on S$658,744 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$658,744.
Each opens with this figure filled in; change anything there.
Primary schools near 299a Compassvale St
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
- Rivervale Primary School · 310 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 568 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 646 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 758 m · no 2025 Phase 2C ballot
- North Spring Primary School · 886 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Greendale Primary School · 1,021 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,142 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,190 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,234 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,304 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,343 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,592 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,671 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,687 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,725 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,768 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 299A · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Jul 2026 | Blk 299A · 4 ROOM · 07 TO 09 · Premium Apartment · 74 years left | 94 sqm | S$591,000 | S$6,287 psm |
| May 2026 | Blk 299A · EXECUTIVE · 16 TO 18 · Premium Apartment · 74 years left | 134 sqm | S$788,000 | S$5,881 psm |
| May 2026 | Blk 299A · 5 ROOM · 07 TO 09 · Premium Apartment · 74 years left | 114 sqm | S$703,000 | S$6,167 psm |
| May 2026 | Blk 299A · 5 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 114 sqm | S$630,000 | S$5,526 psm |
| May 2026 | Blk 299A · 5 ROOM · 10 TO 12 · Premium Apartment · 74 years left | 114 sqm | S$652,000 | S$5,719 psm |
| Dec 2025 | Blk 299A · 4 ROOM · 16 TO 18 · Premium Apartment · 75 years left | 94 sqm | S$634,000 | S$6,745 psm |
| Nov 2025 | Blk 299A · EXECUTIVE · 07 TO 09 · Premium Apartment · 75 years left | 134 sqm | S$845,000 | S$6,306 psm |
| Nov 2025 | Blk 299A · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 122 sqm | S$715,000 | S$5,861 psm |
| Aug 2025 | Blk 299A · EXECUTIVE · 07 TO 09 · Premium Apartment · 75 years left | 134 sqm | S$850,000 | S$6,343 psm |
| Aug 2025 | Blk 299A · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Jul 2025 | Blk 299A · 5 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 114 sqm | S$670,000 | S$5,877 psm |
| Oct 2024 | Blk 299A · 5 ROOM · 16 TO 18 · Premium Apartment · 76 years left | 114 sqm | S$680,000 | S$5,965 psm |
| Oct 2024 | Blk 299A · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 114 sqm | S$660,000 | S$5,789 psm |
| May 2024 | Blk 299A · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 114 sqm | S$567,000 | S$4,974 psm |
| May 2024 | Blk 299A · 4 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 94 sqm | S$530,000 | S$5,638 psm |
| Jan 2024 | Blk 299A · EXECUTIVE · 16 TO 18 · Premium Apartment · 77 years left | 134 sqm | S$761,888 | S$5,686 psm |
| Jan 2023 | Blk 299A · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 113 sqm | S$580,000 | S$5,133 psm |
| Nov 2022 | Blk 299A · 5 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 122 sqm | S$600,000 | S$4,918 psm |
| Nov 2022 | Blk 299A · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 114 sqm | S$570,000 | S$5,000 psm |
| Oct 2022 | Blk 299A · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 113 sqm | S$540,000 | S$4,779 psm |
| May 2022 | Blk 299A · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 122 sqm | S$550,000 | S$4,508 psm |
| Jan 2022 | Blk 299A · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 113 sqm | S$520,000 | S$4,602 psm |
| Oct 2021 | Blk 299A · EXECUTIVE · 10 TO 12 · Premium Apartment · 79 years left | 134 sqm | S$620,000 | S$4,627 psm |
| Oct 2021 | Blk 299A · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 134 sqm | S$585,000 | S$4,366 psm |
| Oct 2021 | Blk 299A · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 134 sqm | S$570,000 | S$4,254 psm |
Showing 26 of 123.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 299A · 4 ROOM | S$2,900 | — |
| Feb 2026 | Blk 299A · 5 ROOM | S$3,400 | — |
| Feb 2026 | Blk 299A · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 299A · 4 ROOM | S$3,600 | — |
| Aug 2025 | Blk 299A · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 299A · 5 ROOM | S$3,000 | — |
| Feb 2025 | Blk 299A · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 299A · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 299A · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 299A · 5 ROOM | S$2,900 | — |
| Dec 2024 | Blk 299A · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 299A · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 299A · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 299A · 5 ROOM | S$3,700 | — |
| Aug 2024 | Blk 299A · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 299A · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 299A · 5 ROOM | S$3,100 | — |
| Feb 2024 | Blk 299A · 5 ROOM | S$3,300 | — |
| Jan 2024 | Blk 299A · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 299A · 5 ROOM | S$2,640 | — |
| Jan 2024 | Blk 299A · 4 ROOM | S$2,150 | — |
| Aug 2023 | Blk 299A · EXECUTIVE | S$3,700 | — |
| Jun 2023 | Blk 299A · 5 ROOM | S$3,300 | — |
| May 2023 | Blk 299A · 5 ROOM | S$3,300 | — |
| Feb 2023 | Blk 299A · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 299A · 5 ROOM | S$2,400 | — |
| Dec 2022 | Blk 299A · 4 ROOM | S$3,500 | — |
| Dec 2022 | Blk 299A · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 299A · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 299A · 5 ROOM | S$2,000 | — |
| Feb 2022 | Blk 299A · 5 ROOM | S$2,500 | — |
| Feb 2022 | Blk 299A · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 299A · 5 ROOM | S$1,900 | — |
| Sept 2021 | Blk 299A · EXECUTIVE | S$2,950 | — |
| May 2021 | Blk 299A · 5 ROOM | S$1,950 | — |
| Mar 2021 | Blk 299A · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 299A · 4 ROOM | S$1,850 | — |
| Jan 2021 | Blk 299A · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 299A · 4 ROOM | S$1,600 | — |
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 73 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 | 68 years | S$631,939 | S$697,712 | S$755,635 | S$768,850 |
| 10 years | 63 years | S$612,208 | S$746,278 | S$875,333 | S$906,218 |
| 20 years | 53 years | S$563,837 | S$837,832 | S$1,152,661 | S$1,235,437 |
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.