Blk 212B Compassvale Dr
Project page · 99-year lease from 2012
Based on 12 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 216A | 07 TO 09 | 92 sqm | S$808,000 | S$8,783 psm | ×1.000 | S$8,783 psm |
| Jun 2026 | Blk 215A | 10 TO 12 | 92 sqm | S$825,000 | S$8,967 psm | ×1.000 | S$8,967 psm |
| Jun 2026 | Blk 217C | 04 TO 06 | 92 sqm | S$700,000 | S$7,609 psm | ×1.000 | S$7,609 psm |
| May 2026 | Blk 201B | 04 TO 06 | 90 sqm | S$608,000 | S$6,756 psm | ×1.000 | S$6,756 psm |
| May 2026 | Blk 217C | 13 TO 15 | 92 sqm | S$871,000 | S$9,467 psm | ×1.000 | S$9,467 psm |
| May 2026 | Blk 217B | 01 TO 03 | 92 sqm | S$715,000 | S$7,772 psm | ×1.000 | S$7,772 psm |
| Apr 2026 | Blk 217B | 10 TO 12 | 92 sqm | S$848,000 | S$9,217 psm | ×1.000 | S$9,217 psm |
| Apr 2026 | Blk 216D | 07 TO 09 | 92 sqm | S$830,000 | S$9,022 psm | ×1.000 | S$9,022 psm |
| Jan 2026 | Blk 202 | 04 TO 06 | 85 sqm | S$570,000 | S$6,706 psm | ×0.997 | S$6,686 psm |
| Jan 2026 | Blk 217B | 16 TO 18 | 92 sqm | S$785,000 | S$8,533 psm | ×0.997 | S$8,507 psm |
| Dec 2025 | Blk 215B | 07 TO 09 | 92 sqm | S$852,800 | S$9,270 psm | ×0.996 | S$9,233 psm |
| Nov 2025 | Blk 215B | 04 TO 06 | 92 sqm | S$758,000 | S$8,239 psm | ×0.996 | S$8,207 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.
4.68% gross yield
S$38,400 of rent a year against the estimate above · 1.16 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 34 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 | 201A | 4 ROOM | S$3,100 |
| Sept 2026 | 212B | 4 ROOM | S$3,000 |
| Sept 2026 | 201C | 4 ROOM | S$2,900 |
| Aug 2026 | 215A | 4 ROOM | S$3,500 |
| Aug 2026 | 212C | 4 ROOM | S$3,300 |
| Aug 2026 | 204A | 4 ROOM | S$3,000 |
| Aug 2026 | 201A | 4 ROOM | S$3,000 |
| Jul 2026 | 217C | 4 ROOM | S$3,700 |
median of 34 HDB rental approvals for 4 ROOM on Compassvale Dr since 2025-10.
Buying or selling at S$821,277?
Buying: Stamp duty on S$821,277 · Cash and CPF needed on S$821,277 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$821,277.
Each opens with this figure filled in; change anything there.
Primary schools near 212b 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
- North Spring Primary School · 265 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 288 m · no 2025 Phase 2C ballot
- North Vista Primary School · 563 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 862 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Primary School · 1,025 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,150 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,261 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,308 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Springdale Primary School · 1,454 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,480 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,667 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,677 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,680 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,681 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,823 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 212B · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left excluded: outlier | 98 sqm | S$651,000 | S$6,643 psm |
| Sept 2025 | Blk 212B · 5 ROOM · 07 TO 09 · Premium Apartment · 86 years left excluded: outlier | 115 sqm | S$810,000 | S$7,043 psm |
| Aug 2025 | Blk 212B · 5 ROOM · 07 TO 09 · Premium Apartment · 86 years left excluded: outlier | 115 sqm | S$810,000 | S$7,043 psm |
| Dec 2024 | Blk 212B · 5 ROOM · 13 TO 15 · Premium Apartment · 87 years left excluded: outlier | 120 sqm | S$812,000 | S$6,767 psm |
| Nov 2024 | Blk 212B · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 95 sqm | S$640,000 | S$6,737 psm |
| Jul 2024 | Blk 212B · 5 ROOM · 10 TO 12 · Premium Apartment · 87 years left excluded: outlier | 115 sqm | S$760,000 | S$6,609 psm |
| Dec 2023 | Blk 212B · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 95 sqm | S$606,000 | S$6,379 psm |
| Aug 2023 | Blk 212B · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left | 98 sqm | S$610,000 | S$6,224 psm |
| May 2023 | Blk 212B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 95 sqm | S$580,001 | S$6,105 psm |
| May 2023 | Blk 212B · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left excluded: outlier | 95 sqm | S$560,000 | S$5,895 psm |
| Jan 2023 | Blk 212B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left excluded: outlier | 115 sqm | S$645,000 | S$5,609 psm |
| Mar 2022 | Blk 212B · 5 ROOM · 07 TO 09 · Premium Apartment · 90 years left excluded: outlier | 118 sqm | S$688,000 | S$5,831 psm |
| Jan 2022 | Blk 212B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left excluded: outlier | 98 sqm | S$521,888 | S$5,325 psm |
| Jan 2022 | Blk 212B · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left excluded: outlier | 98 sqm | S$500,000 | S$5,102 psm |
| Dec 2021 | Blk 212B · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left excluded: outlier | 95 sqm | S$467,000 | S$4,916 psm |
Showing 15 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 212B · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 212B · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 212B · 5 ROOM | S$3,200 | — |
| Sept 2025 | Blk 212B · 4 ROOM | S$3,700 | — |
| Jul 2025 | Blk 212B · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 212B · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 212B · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 212B · 4 ROOM | S$2,350 | — |
| Jul 2024 | Blk 212B · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 212B · 4 ROOM | S$4,000 | — |
| Aug 2023 | Blk 212B · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 212B · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 212B · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 212B · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 212B · 4 ROOM | S$2,350 | — |
| Sept 2022 | Blk 212B · 5 ROOM | S$1,500 | — |
| Jun 2021 | Blk 212B · 5 ROOM | S$2,300 | — |
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 84 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 | 79 years | S$767,620 | S$847,514 | S$917,874 | S$933,927 |
| 10 years | 74 years | S$724,439 | S$883,087 | S$1,035,800 | S$1,072,347 |
| 20 years | 64 years | S$673,261 | S$1,000,431 | S$1,376,359 | S$1,475,199 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.