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HDB · 542257

Blk 257B Compassvale Rd

Project page · 99-year lease from 2001

Indicative value range
S$545,000 – S$558,716
Indicative mid S$546,162 · S$6,425 psm

Based on 13 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
Sept 2026Blk 203E13 TO 1590 sqmS$590,000S$6,556 psm×1.000S$6,556 psm
Jul 2026Blk 203E04 TO 0690 sqmS$565,000S$6,278 psm×1.000S$6,278 psm
Jun 2026Blk 203E13 TO 1590 sqmS$590,000S$6,556 psm×1.000S$6,556 psm
May 2026Blk 203A13 TO 1592 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Apr 2026Blk 24704 TO 0685 sqmS$545,000S$6,412 psm×1.000S$6,412 psm
Apr 2026Blk 203C04 TO 0690 sqmS$578,000S$6,422 psm×1.000S$6,422 psm
Mar 2026Blk 203A10 TO 1290 sqmS$580,000S$6,444 psm×0.997S$6,425 psm
Feb 2026Blk 203E04 TO 0690 sqmS$577,000S$6,411 psm×0.997S$6,392 psm
Feb 2026Blk 24810 TO 1296 sqmS$632,888S$6,593 psm×0.997S$6,573 psm
Jan 2026Blk 24804 TO 0696 sqmS$615,000S$6,406 psm×0.997S$6,387 psm
Jan 2026Blk 24707 TO 0985 sqmS$570,888S$6,716 psm×0.997S$6,697 psm
Dec 2025Blk 203B13 TO 1590 sqmS$600,000S$6,667 psm×0.996S$6,640 psm
Nov 2025Blk 257C04 TO 0690 sqmS$645,000S$7,167 psm×0.996S$7,139 psm

How accurate is this estimate for Compassvale Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Compassvale Rd since.

Median error
6.5%

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.

7.03% gross yield

S$38,400 of rent a year against the estimate above · 0.83 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 31 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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

ApprovedBlockFlatRent a month
Sept 20262494 ROOMS$3,200
Sept 2026257B4 ROOMS$2,950
Aug 2026259C4 ROOMS$3,800
Aug 2026259A4 ROOMS$3,300
Aug 2026203A4 ROOMS$2,950
Jul 2026257B4 ROOMS$3,300
Jul 2026257A4 ROOMS$3,200
Jul 2026203E4 ROOMS$3,000

median of 31 HDB rental approvals for 4 ROOM on Compassvale Rd since 2025-10.

Buying or selling at S$546,162?

Buying: Stamp duty on S$546,162 · Cash and CPF needed on S$546,162 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$546,162.

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

Primary schools near 257b Compassvale Rd

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
Aug 2025
Blk 257B · 4 ROOM · 07 TO 09 · Model A2 · 75 years left
85 sqmS$650,000S$7,647 psm
Jul 2025
Blk 257B · 4 ROOM · 10 TO 12 · Model A2 · 75 years left
85 sqmS$655,888S$7,716 psm
Mar 2025
Blk 257B · 4 ROOM · 10 TO 12 · Model A2 · 75 years left
90 sqmS$670,000S$7,444 psm
Aug 2024
Blk 257B · 4 ROOM · 07 TO 09 · Model A2 · 76 years left
excluded: outlier
85 sqmS$636,000S$7,482 psm
Aug 2024
Blk 257B · 4 ROOM · 04 TO 06 · Model A2 · 76 years left
85 sqmS$593,888S$6,987 psm
Oct 2023
Blk 257B · 4 ROOM · 13 TO 15 · Model A2 · 77 years left
excluded: outlier
85 sqmS$610,000S$7,176 psm
Apr 2022
Blk 257B · 4 ROOM · 04 TO 06 · Model A2 · 78 years left
85 sqmS$470,000S$5,529 psm
Mar 2022
Blk 257B · 4 ROOM · 10 TO 12 · Model A2 · 78 years left
excluded: outlier
90 sqmS$565,000S$6,278 psm
Nov 2021
Blk 257B · 4 ROOM · 07 TO 09 · Model A2 · 78 years left
85 sqmS$452,000S$5,318 psm
See more

Showing 9 of 53.

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$523,937S$578,469S$626,493S$637,450
10 years63 yearsS$507,579S$618,735S$725,734S$751,340
20 years53 yearsS$467,474S$694,642S$955,666S$1,024,294

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.