Blk 205B Compassvale Lane
Project page · 99-year lease from 1999
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 205B | 07 TO 09 | 142 sqm | S$950,000 | S$6,690 psm | ×1.000 | S$6,690 psm |
| Jan 2026 | Blk 205B | 04 TO 06 | 143 sqm | S$950,000 | S$6,643 psm | ×0.997 | S$6,624 psm |
| Nov 2025 | Blk 205B | 10 TO 12 | 143 sqm | S$1,005,000 | S$7,028 psm | ×0.996 | S$7,000 psm |
How accurate is this estimate for Compassvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Compassvale Lane since.
- Median error
- 2.8%
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.
4.70% gross yield
S$45,000 of rent a year against the estimate above · 0.24 points below flats like it
Homes like this rent for about S$3,750 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 205A | EXECUTIVE | S$3,880 |
| May 2026 | 205B | EXECUTIVE | S$4,000 |
| May 2026 | 205A | EXECUTIVE | S$3,800 |
| May 2026 | 205B | EXECUTIVE | S$3,700 |
| Feb 2026 | 205A | EXECUTIVE | S$1,800 |
| Jan 2026 | 205B | EXECUTIVE | S$3,500 |
median of 6 HDB rental approvals for EXECUTIVE on Compassvale Lane since 2025-10.
Buying or selling at S$956,690?
Buying: Stamp duty on S$956,690 · Cash and CPF needed on S$956,690 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$956,690.
Each opens with this figure filled in; change anything there.
Primary schools near 205b Compassvale Lane
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
- North Vista Primary School · 253 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 444 m · no 2025 Phase 2C ballot
- Palm View Primary School · 559 m · no 2025 Phase 2C ballot
- North Spring Primary School · 690 m · no 2025 Phase 2C ballot
- Punggol Primary School · 786 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 862 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 927 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Anchor Green Primary School · 1,128 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,162 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,203 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Springdale Primary School · 1,213 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,347 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,424 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,605 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,733 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,862 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 205B · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 142 sqm | S$950,000 | S$6,690 psm |
| Jan 2026 | Blk 205B · EXECUTIVE · 04 TO 06 · Maisonette · 72 years left | 143 sqm | S$950,000 | S$6,643 psm |
| Nov 2025 | Blk 205B · EXECUTIVE · 10 TO 12 · Maisonette · 73 years left | 143 sqm | S$1,005,000 | S$7,028 psm |
| May 2025 | Blk 205B · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 143 sqm | S$980,000 | S$6,853 psm |
| Apr 2024 | Blk 205B · EXECUTIVE · 07 TO 09 · Maisonette · 74 years left | 143 sqm | S$1,000,000 | S$6,993 psm |
| Feb 2024 | Blk 205B · EXECUTIVE · 07 TO 09 · Apartment · 74 years left | 143 sqm | S$880,000 | S$6,154 psm |
| Sept 2022 | Blk 205B · EXECUTIVE · 04 TO 06 · Maisonette · 76 years left | 143 sqm | S$812,000 | S$5,678 psm |
| Jul 2022 | Blk 205B · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 143 sqm | S$770,000 | S$5,385 psm |
| Jun 2022 | Blk 205B · EXECUTIVE · 10 TO 12 · Maisonette · 76 years left | 143 sqm | S$820,000 | S$5,734 psm |
| May 2022 | Blk 205B · EXECUTIVE · 01 TO 03 · Apartment · 76 years left | 142 sqm | S$720,000 | S$5,070 psm |
| Apr 2022 | Blk 205B · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 142 sqm | S$742,000 | S$5,225 psm |
Showing 11 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 205B · EXECUTIVE | S$4,000 | — |
| May 2026 | Blk 205B · EXECUTIVE | S$3,700 | — |
| Jan 2026 | Blk 205B · EXECUTIVE | S$3,500 | — |
| Apr 2025 | Blk 205B · EXECUTIVE | S$4,000 | — |
| Apr 2024 | Blk 205B · EXECUTIVE | S$4,000 | — |
| Feb 2024 | Blk 205B · EXECUTIVE | S$3,600 | — |
| Jan 2023 | Blk 205B · EXECUTIVE | S$2,600 | — |
| May 2022 | Blk 205B · EXECUTIVE | S$2,650 | — |
| Jan 2022 | Blk 205B · EXECUTIVE | S$2,700 | — |
| Jul 2021 | Blk 205B · EXECUTIVE | S$1,800 | — |
| Jun 2021 | Blk 205B · EXECUTIVE | S$2,500 | — |
| Feb 2021 | Blk 205B · EXECUTIVE | S$2,600 | — |
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 71 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 | 66 years | S$917,760 | S$1,013,282 | S$1,097,403 | S$1,116,596 |
| 10 years | 61 years | S$889,106 | S$1,083,815 | S$1,271,240 | S$1,316,094 |
| 20 years | 51 years | S$818,857 | S$1,216,778 | S$1,674,002 | S$1,794,216 |
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.