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HDB · 542201

Blk 201B Compassvale Dr

Project page · 99-year lease from 2001

Indicative value range
S$650,217 – S$716,085
Indicative mid S$680,000 · S$6,182 psm

Based on 11 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 227B10 TO 12121 sqmS$695,000S$5,744 psm×1.000S$5,744 psm
Sept 2026Blk 204A07 TO 09110 sqmS$690,000S$6,273 psm×1.000S$6,273 psm
Sept 2026Blk 227A04 TO 06122 sqmS$670,000S$5,492 psm×1.000S$5,492 psm
Sept 2026Blk 201B10 TO 12110 sqmS$715,000S$6,500 psm×1.000S$6,500 psm
Jun 2026Blk 201B16 TO 18110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
May 2026Blk 204A10 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
May 2026Blk 227B13 TO 15115 sqmS$680,000S$5,913 psm×1.000S$5,913 psm
Feb 2026Blk 201D01 TO 03110 sqmS$665,000S$6,045 psm×0.997S$6,028 psm
Jan 2026Blk 204C10 TO 12110 sqmS$755,888S$6,872 psm×0.997S$6,851 psm
Dec 2025Blk 204B07 TO 09110 sqmS$750,000S$6,818 psm×0.996S$6,791 psm
Dec 2025Blk 204A10 TO 12110 sqmS$720,000S$6,545 psm×0.996S$6,520 psm

How accurate is this estimate for Compassvale Dr?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Compassvale Dr since.

Median error
3.8%

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.

5.91% gross yield

S$40,200 of rent a year against the estimate above · 0.02 points above flats like it

Homes like this rent for about S$3,350 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 2026204A5 ROOMS$4,100
Sept 2026227C5 ROOMS$3,200
Aug 2026227A5 ROOMS$3,500
Jul 2026201C5 ROOMS$3,800
Jul 2026201D5 ROOMS$3,500
Jul 2026204A5 ROOMS$3,400
Jul 2026227B5 ROOMS$3,400
Jul 2026201C5 ROOMS$3,100

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

Buying or selling at S$680,000?

Buying: Stamp duty on S$680,000 · Cash and CPF needed on S$680,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$680,000.

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

Primary schools near 201b Compassvale Dr

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
Sept 2026
Blk 201B · 5 ROOM · 10 TO 12 · Improved · 74 years left
110 sqmS$715,000S$6,500 psm
Jun 2026
Blk 201B · 5 ROOM · 16 TO 18 · Improved · 74 years left
110 sqmS$650,000S$5,909 psm
May 2026
Blk 201B · 4 ROOM · 04 TO 06 · Model A · 74 years left
90 sqmS$608,000S$6,756 psm
Jul 2024
Blk 201B · 4 ROOM · 07 TO 09 · Model A · 76 years left
90 sqmS$545,000S$6,056 psm
Mar 2024
Blk 201B · 4 ROOM · 01 TO 03 · Model A · 76 years left
90 sqmS$492,000S$5,467 psm
Aug 2023
Blk 201B · 4 ROOM · 10 TO 12 · Model A · 77 years left
90 sqmS$535,000S$5,944 psm
Jul 2023
Blk 201B · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$590,000S$5,364 psm
Jun 2023
Blk 201B · 4 ROOM · 01 TO 03 · Model A · 77 years left
90 sqmS$435,000S$4,833 psm
Apr 2023
Blk 201B · 5 ROOM · 13 TO 15 · Improved · 77 years left
110 sqmS$640,000S$5,818 psm
Feb 2023
Blk 201B · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$558,000S$5,073 psm
Jan 2023
Blk 201B · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$633,000S$5,755 psm
Sept 2022
Blk 201B · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$580,000S$5,273 psm
Jun 2022
Blk 201B · 4 ROOM · 04 TO 06 · Model A · 78 years left
90 sqmS$473,000S$5,256 psm
Mar 2022
Blk 201B · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$540,000S$4,909 psm
Oct 2021
Blk 201B · 4 ROOM · 04 TO 06 · Model A · 79 years left
90 sqmS$442,000S$4,911 psm
See more

Showing 15 of 74.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$652,330S$720,225S$780,017S$793,659
10 years63 yearsS$631,962S$770,358S$903,577S$935,459
20 years53 yearsS$582,031S$864,867S$1,189,854S$1,275,301

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.