Blk 289B Compassvale Cres
Project page · 99-year lease from 2017
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 286C | 10 TO 12 | 68 sqm | S$570,000 | S$8,382 psm | ×1.000 | S$8,382 psm |
| Sept 2026 | Blk 286C | 10 TO 12 | 68 sqm | S$550,000 | S$8,088 psm | ×1.000 | S$8,088 psm |
| Jun 2026 | Blk 286C | 10 TO 12 | 68 sqm | S$545,000 | S$8,015 psm | ×1.000 | S$8,015 psm |
| May 2026 | Blk 289A | 13 TO 15 | 68 sqm | S$550,000 | S$8,088 psm | ×1.000 | S$8,088 psm |
| Jan 2026 | Blk 289B | 10 TO 12 | 68 sqm | S$538,000 | S$7,912 psm | ×0.997 | S$7,888 psm |
| Jan 2026 | Blk 289A | 10 TO 12 | 68 sqm | S$540,000 | S$7,941 psm | ×0.997 | S$7,918 psm |
How accurate is this estimate for Compassvale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 84 sales in Compassvale Cres since.
- Median error
- 2.3%
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.
6.58% gross yield
S$36,000 of rent a year against the estimate above · 0.54 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| May 2026 | 289A | 3 ROOM | S$3,100 |
| May 2026 | 289A | 3 ROOM | S$3,000 |
| Mar 2026 | 289A | 3 ROOM | S$2,800 |
| Feb 2026 | 289A | 3 ROOM | S$2,800 |
| Jan 2026 | 289A | 3 ROOM | S$3,000 |
median of 5 HDB rental approvals for 3 ROOM on Compassvale Cres since 2025-10.
Buying or selling at S$547,501?
Buying: Stamp duty on S$547,501 · Cash and CPF needed on S$547,501 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$547,501.
Each opens with this figure filled in; change anything there.
Primary schools near 289b Compassvale Cres
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
- Compassvale Primary School · 278 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 401 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 797 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 846 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 863 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 874 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 997 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,087 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,157 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,173 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,247 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,281 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,497 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,563 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,577 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,612 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,621 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,853 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 289B · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left excluded: outlier | 93 sqm | S$570,000 | S$6,129 psm |
| Jan 2026 | Blk 289B · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Oct 2025 | Blk 289B · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Aug 2025 | Blk 289B · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Oct 2024 | Blk 289B · 3 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Sept 2024 | Blk 289B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Sept 2024 | Blk 289B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 93 sqm | S$666,000 | S$7,161 psm |
| Aug 2024 | Blk 289B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 93 sqm | S$606,000 | S$6,516 psm |
| Aug 2024 | Blk 289B · 3 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 68 sqm | S$480,188 | S$7,062 psm |
| Apr 2024 | Blk 289B · 3 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Jan 2024 | Blk 289B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 113 sqm | S$690,000 | S$6,106 psm |
| Jan 2024 | Blk 289B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Apr 2023 | Blk 289B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Apr 2023 | Blk 289B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Dec 2022 | Blk 289B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$468,000 | S$6,882 psm |
| Dec 2022 | Blk 289B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Sept 2022 | Blk 289B · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Sept 2022 | Blk 289B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 113 sqm | S$708,000 | S$6,265 psm |
| Sept 2022 | Blk 289B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Sept 2022 | Blk 289B · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Aug 2022 | Blk 289B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Aug 2022 | Blk 289B · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jul 2022 | Blk 289B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jun 2022 | Blk 289B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| May 2022 | Blk 289B · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Apr 2022 | Blk 289B · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 113 sqm | S$692,888 | S$6,132 psm |
| Apr 2022 | Blk 289B · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 113 sqm | S$670,888 | S$5,937 psm |
| Apr 2022 | Blk 289B · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$438,000 | S$6,441 psm |
| Mar 2022 | Blk 289B · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$705,000 | S$6,239 psm |
| Mar 2022 | Blk 289B · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$570,088 | S$6,130 psm |
| Mar 2022 | Blk 289B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Mar 2022 | Blk 289B · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Feb 2022 | Blk 289B · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Feb 2022 | Blk 289B · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 68 sqm | S$433,000 | S$6,368 psm |
| Jan 2022 | Blk 289B · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$433,000 | S$6,368 psm |
| Dec 2021 | Blk 289B · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left excluded: outlier | 68 sqm | S$450,000 | S$6,618 psm |
| Dec 2021 | Blk 289B · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Nov 2021 | Blk 289B · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 289B · 4 ROOM | S$3,450 | — |
| Jul 2025 | Blk 289B · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 289B · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 289B · 3 ROOM | S$2,750 | — |
| Jun 2024 | Blk 289B · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 289B · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 289B · 3 ROOM | S$3,200 | — |
| Dec 2021 | Blk 289B · 3 ROOM | S$2,600 | — |
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$514,060 | S$567,564 | S$614,682 | S$625,432 |
| 10 years | 79 years | S$480,474 | S$585,695 | S$686,980 | S$711,219 |
| 20 years | 69 years | S$434,995 | S$646,379 | S$889,267 | S$953,127 |
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.