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HDB · 542206

Blk 206B Compassvale Lane

Project page · 99-year lease from 1999

Indicative value range
S$698,616 – S$746,286
Indicative mid S$718,783 · S$5,892 psm

Based on 15 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
May 2026Blk 207B10 TO 12110 sqmS$643,888S$5,854 psm×1.000S$5,854 psm
May 2026Blk 207C07 TO 09110 sqmS$685,000S$6,227 psm×1.000S$6,227 psm
May 2026Blk 207B10 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Mar 2026Blk 206D04 TO 06122 sqmS$707,000S$5,795 psm×0.997S$5,778 psm
Mar 2026Blk 205C07 TO 09123 sqmS$755,000S$6,138 psm×0.997S$6,120 psm
Mar 2026Blk 206D13 TO 15122 sqmS$738,888S$6,056 psm×0.997S$6,039 psm
Feb 2026Blk 207B07 TO 09110 sqmS$630,000S$5,727 psm×0.997S$5,710 psm
Jan 2026Blk 207B04 TO 06110 sqmS$650,000S$5,909 psm×0.997S$5,892 psm
Jan 2026Blk 206A04 TO 06122 sqmS$700,000S$5,738 psm×0.997S$5,721 psm
Jan 2026Blk 206C13 TO 15122 sqmS$753,888S$6,179 psm×0.997S$6,161 psm
Dec 2025Blk 206D13 TO 15122 sqmS$700,000S$5,738 psm×0.996S$5,715 psm
Dec 2025Blk 207B01 TO 03110 sqmS$633,000S$5,755 psm×0.996S$5,732 psm
Dec 2025Blk 206B13 TO 15123 sqmS$755,000S$6,138 psm×0.996S$6,114 psm
Dec 2025Blk 206D01 TO 03122 sqmS$665,000S$5,451 psm×0.996S$5,429 psm
Dec 2025Blk 206C10 TO 12122 sqmS$740,000S$6,066 psm×0.996S$6,042 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.

5.51% gross yield

S$39,600 of rent a year against the estimate above · 0.38 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 24 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 2026206C5 ROOMS$4,100
Sept 2026207B5 ROOMS$3,400
Sept 2026207C5 ROOMS$3,100
Aug 2026206A5 ROOMS$3,300
Jun 2026213A5 ROOMS$3,850
Jun 2026207C5 ROOMS$3,500
Jun 2026206B5 ROOMS$3,300
May 2026206B5 ROOMS$3,300

median of 24 HDB rental approvals for 5 ROOM on Compassvale Lane since 2025-10.

Buying or selling at S$718,783?

Buying: Stamp duty on S$718,783 · Cash and CPF needed on S$718,783 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$718,783.

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

Primary schools near 206b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 206B · 5 ROOM · 10 TO 12 · Improved · 72 years left
excluded: outlier
122 sqmS$810,000S$6,639 psm
Dec 2025
Blk 206B · 5 ROOM · 13 TO 15 · Improved · 73 years left
123 sqmS$755,000S$6,138 psm
Jul 2025
Blk 206B · 4 ROOM · 07 TO 09 · Model A · 73 years left
102 sqmS$608,888S$5,969 psm
Dec 2024
Blk 206B · 5 ROOM · 01 TO 03 · Improved · 74 years left
123 sqmS$660,000S$5,366 psm
Oct 2024
Blk 206B · 4 ROOM · 07 TO 09 · Model A · 74 years left
102 sqmS$565,000S$5,539 psm
Jan 2024
Blk 206B · 5 ROOM · 07 TO 09 · Improved · 75 years left
122 sqmS$632,000S$5,180 psm
Jan 2024
Blk 206B · 5 ROOM · 10 TO 12 · Improved · 75 years left
122 sqmS$630,000S$5,164 psm
May 2023
Blk 206B · 5 ROOM · 16 TO 18 · Improved · 75 years left
122 sqmS$626,800S$5,138 psm
Jan 2023
Blk 206B · 5 ROOM · 07 TO 09 · Improved · 76 years left
122 sqmS$585,000S$4,795 psm
Nov 2022
Blk 206B · 5 ROOM · 07 TO 09 · Improved · 76 years left
122 sqmS$595,000S$4,877 psm
Sept 2022
Blk 206B · 5 ROOM · 01 TO 03 · Improved · 76 years left
122 sqmS$550,000S$4,508 psm
Mar 2022
Blk 206B · 5 ROOM · 01 TO 03 · Improved · 76 years left
122 sqmS$515,000S$4,221 psm
Feb 2022
Blk 206B · 5 ROOM · 01 TO 03 · Improved · 77 years left
122 sqmS$500,000S$4,098 psm
See more

Showing 13 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years66 yearsS$689,534S$761,301S$824,504S$838,923
10 years61 yearsS$668,005S$814,294S$955,111S$988,810
20 years51 yearsS$615,225S$914,193S$1,257,715S$1,348,035

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.