Blk 278B Compassvale Bow
Project page · 99-year lease from 2017
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 264C | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Sept 2026 | Blk 264C | 13 TO 15 | 92 sqm | S$735,000 | S$7,989 psm | ×1.000 | S$7,989 psm |
| Sept 2026 | Blk 278C | 07 TO 09 | 92 sqm | S$828,000 | S$9,000 psm | ×1.000 | S$9,000 psm |
| Aug 2026 | Blk 264C | 07 TO 09 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Aug 2026 | Blk 264E | 10 TO 12 | 92 sqm | S$758,888 | S$8,249 psm | ×1.000 | S$8,249 psm |
| Jun 2026 | Blk 264B | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Jun 2026 | Blk 265D | 04 TO 06 | 92 sqm | S$710,000 | S$7,717 psm | ×1.000 | S$7,717 psm |
| May 2026 | Blk 274C | 01 TO 03 | 92 sqm | S$775,000 | S$8,424 psm | ×1.000 | S$8,424 psm |
| May 2026 | Blk 278C | 10 TO 12 | 92 sqm | S$820,000 | S$8,913 psm | ×1.000 | S$8,913 psm |
| May 2026 | Blk 264A | 16 TO 18 | 92 sqm | S$752,000 | S$8,174 psm | ×1.000 | S$8,174 psm |
| Mar 2026 | Blk 264D | 13 TO 15 | 92 sqm | S$812,888 | S$8,836 psm | ×0.997 | S$8,810 psm |
| Mar 2026 | Blk 264D | 07 TO 09 | 92 sqm | S$733,000 | S$7,967 psm | ×0.997 | S$7,944 psm |
| Mar 2026 | Blk 264B | 07 TO 09 | 92 sqm | S$756,800 | S$8,226 psm | ×0.997 | S$8,202 psm |
| Mar 2026 | Blk 266A | 16 TO 18 | 92 sqm | S$760,588 | S$8,267 psm | ×0.997 | S$8,243 psm |
| Jan 2026 | Blk 274B | 13 TO 15 | 92 sqm | S$848,000 | S$9,217 psm | ×0.997 | S$9,190 psm |
| Jan 2026 | Blk 266A | 13 TO 15 | 92 sqm | S$760,888 | S$8,271 psm | ×0.997 | S$8,246 psm |
| Jan 2026 | Blk 264B | 07 TO 09 | 92 sqm | S$742,000 | S$8,065 psm | ×0.997 | S$8,041 psm |
How accurate is this estimate for Compassvale Bow?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Compassvale Bow 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.
5.41% gross yield
S$40,800 of rent a year against the estimate above · 0.43 points below flats like it
Homes like this rent for about S$3,400 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 | 265D | 4 ROOM | S$2,000 |
| Aug 2026 | 264D | 4 ROOM | S$3,400 |
| Aug 2026 | 264E | 4 ROOM | S$3,250 |
| Jul 2026 | 264D | 4 ROOM | S$3,700 |
| Jul 2026 | 264E | 4 ROOM | S$3,400 |
| Jul 2026 | 264E | 4 ROOM | S$3,200 |
| Jun 2026 | 264B | 4 ROOM | S$3,500 |
| Jun 2026 | 264E | 4 ROOM | S$3,400 |
median of 34 HDB rental approvals for 4 ROOM on Compassvale Bow since 2025-10.
Buying or selling at S$754,567?
Buying: Stamp duty on S$754,567 · Cash and CPF needed on S$754,567 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$754,567.
Each opens with this figure filled in; change anything there.
Primary schools near 278b Compassvale Bow
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
- Palm View Primary School · 112 m · no 2025 Phase 2C ballot
- North Vista Primary School · 502 m · no 2025 Phase 2C ballot
- Punggol Primary School · 576 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 667 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 748 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,005 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,100 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,149 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Seng Kang Primary School · 1,170 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,294 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,338 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,447 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,702 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,898 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,958 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fern Green Primary School · 1,973 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rosyth School · 1,975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 278B · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$1,020,000 | S$9,027 psm |
| Jul 2026 | Blk 278B · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$998,888 | S$8,840 psm |
| Apr 2026 | Blk 278B · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$985,000 | S$8,717 psm |
| Apr 2026 | Blk 278B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Nov 2025 | Blk 278B · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Sept 2025 | Blk 278B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$928,000 | S$8,212 psm |
| Feb 2025 | Blk 278B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Jan 2025 | Blk 278B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Aug 2024 | Blk 278B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Jul 2024 | Blk 278B · 5 ROOM · 01 TO 03 · Improved · 92 years left excluded: outlier | 113 sqm | S$830,000 | S$7,345 psm |
| Feb 2024 | Blk 278B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$882,000 | S$7,805 psm |
| Jan 2024 | Blk 278B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$818,888 | S$7,247 psm |
| Dec 2023 | Blk 278B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Dec 2023 | Blk 278B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$682,000 | S$7,413 psm |
| Oct 2023 | Blk 278B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Oct 2023 | Blk 278B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Aug 2023 | Blk 278B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$808,888 | S$7,158 psm |
| Jun 2023 | Blk 278B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$710,000 | S$7,717 psm |
| May 2023 | Blk 278B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$818,888 | S$7,247 psm |
| May 2023 | Blk 278B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$686,000 | S$7,457 psm |
| May 2023 | Blk 278B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Mar 2023 | Blk 278B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Feb 2023 | Blk 278B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Oct 2022 | Blk 278B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$688,888 | S$7,488 psm |
| Aug 2022 | Blk 278B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$672,000 | S$7,304 psm |
| Jul 2022 | Blk 278B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jul 2022 | Blk 278B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Jun 2022 | Blk 278B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$570,188 | S$6,198 psm |
| Mar 2022 | Blk 278B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Feb 2022 | Blk 278B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$763,000 | S$6,752 psm |
| Jan 2022 | Blk 278B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Dec 2021 | Blk 278B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$788,888 | S$6,981 psm |
| Dec 2021 | Blk 278B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Dec 2021 | Blk 278B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Dec 2021 | Blk 278B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 92 sqm | S$550,000 | S$5,978 psm |
| Dec 2021 | Blk 278B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 92 sqm | S$543,000 | S$5,902 psm |
| Nov 2021 | Blk 278B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$578,000 | S$6,283 psm |
Showing 37 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 278B · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 278B · 5 ROOM | S$3,600 | — |
| Dec 2025 | Blk 278B · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 278B · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 278B · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 278B · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 278B · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 278B · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 278B · 5 ROOM | S$3,900 | — |
| Oct 2022 | Blk 278B · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 278B · 5 ROOM | S$3,500 | — |
| Jun 2022 | Blk 278B · 5 ROOM | S$2,400 | — |
| Feb 2022 | Blk 278B · 5 ROOM | S$3,600 | — |
| Sept 2021 | Blk 278B · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 278B · 5 ROOM | S$2,950 | — |
| Jul 2021 | Blk 278B · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 278B · 4 ROOM | S$2,100 | — |
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$708,479 | S$782,218 | S$847,157 | S$861,973 |
| 10 years | 79 years | S$662,191 | S$807,207 | S$946,798 | S$980,204 |
| 20 years | 69 years | S$599,511 | S$890,842 | S$1,225,591 | S$1,313,603 |
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.