Blk 217B Compassvale Dr
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Jan 2026 | Blk 217B | 16 TO 18 | 92 sqm | S$785,000 | S$8,533 psm | ×0.997 | S$8,507 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.
4.91% gross yield
S$38,400 of rent a year against the estimate above · 0.93 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$782,684?
Buying: Stamp duty on S$782,684 · Cash and CPF needed on S$782,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$782,684.
Each opens with this figure filled in; change anything there.
Primary schools near 217b 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
- Nan Chiau Primary School · 384 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 486 m · no 2025 Phase 2C ballot
- Palm View Primary School · 584 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 633 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 639 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 718 m · no 2025 Phase 2C ballot
- Springdale Primary School · 723 m · no 2025 Phase 2C ballot
- North Spring Primary School · 966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,136 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,178 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,389 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,513 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,593 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,651 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Fern Green Primary School · 1,753 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,843 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,846 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,974 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 217B · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$1,060,000 | S$9,464 psm |
| Jun 2026 | Blk 217B · 5 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 112 sqm | S$925,000 | S$8,259 psm |
| May 2026 | Blk 217B · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Apr 2026 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$848,000 | S$9,217 psm |
| Jan 2026 | Blk 217B · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Oct 2025 | Blk 217B · 5 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 112 sqm | S$984,888 | S$8,794 psm |
| Oct 2025 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$835,000 | S$9,076 psm |
| Jul 2025 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$835,000 | S$9,076 psm |
| Jan 2025 | Blk 217B · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 112 sqm | S$958,000 | S$8,554 psm |
| Jan 2025 | Blk 217B · 3 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Dec 2024 | Blk 217B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Oct 2024 | Blk 217B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$738,888 | S$8,031 psm |
| Oct 2024 | Blk 217B · 3 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 68 sqm | S$600,000 | S$8,824 psm |
| Sept 2024 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$813,000 | S$8,837 psm |
| Aug 2024 | Blk 217B · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$762,000 | S$8,283 psm |
| Aug 2024 | Blk 217B · 3 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Jul 2024 | Blk 217B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$755,000 | S$8,207 psm |
| Jun 2024 | Blk 217B · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 112 sqm | S$873,888 | S$7,803 psm |
| Dec 2023 | Blk 217B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Sept 2023 | Blk 217B · 3 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Aug 2023 | Blk 217B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 112 sqm | S$858,000 | S$7,661 psm |
| Apr 2023 | Blk 217B · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 112 sqm | S$900,000 | S$8,036 psm |
| Apr 2023 | Blk 217B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$738,000 | S$8,022 psm |
| Apr 2023 | Blk 217B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Feb 2023 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jan 2023 | Blk 217B · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 112 sqm | S$879,000 | S$7,848 psm |
| Sept 2022 | Blk 217B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Sept 2022 | Blk 217B · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Jul 2022 | Blk 217B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 92 sqm | S$688,000 | S$7,478 psm |
| May 2022 | Blk 217B · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jan 2022 | Blk 217B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Dec 2021 | Blk 217B · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
Showing 32 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 217B · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 217B · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 217B · 4 ROOM | S$3,800 | — |
| Sept 2024 | Blk 217B · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 217B · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 217B · 5 ROOM | S$3,900 | — |
| Jun 2023 | Blk 217B · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 217B · 3 ROOM | S$3,000 | — |
| Sept 2021 | Blk 217B · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 217B · 5 ROOM | S$3,000 | — |
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 89 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 | 84 years | S$734,879 | S$811,366 | S$878,725 | S$894,093 |
| 10 years | 79 years | S$686,866 | S$837,286 | S$982,078 | S$1,016,729 |
| 20 years | 69 years | S$621,851 | S$924,037 | S$1,271,259 | S$1,362,551 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.