Blk 293B Compassvale Cres
Project page · 99-year lease from 2016
Based on 8 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 286B | 07 TO 09 | 113 sqm | S$831,800 | S$7,361 psm | ×1.000 | S$7,361 psm |
| Mar 2026 | Blk 293A | 10 TO 12 | 113 sqm | S$847,000 | S$7,496 psm | ×0.997 | S$7,473 psm |
| Mar 2026 | Blk 287C | 07 TO 09 | 113 sqm | S$815,000 | S$7,212 psm | ×0.997 | S$7,191 psm |
| Feb 2026 | Blk 289A | 04 TO 06 | 113 sqm | S$780,000 | S$6,903 psm | ×0.997 | S$6,882 psm |
| Jan 2026 | Blk 293D | 04 TO 06 | 113 sqm | S$830,000 | S$7,345 psm | ×0.997 | S$7,323 psm |
| Jan 2026 | Blk 293C | 10 TO 12 | 113 sqm | S$883,888 | S$7,822 psm | ×0.997 | S$7,799 psm |
| Jan 2026 | Blk 286A | 10 TO 12 | 113 sqm | S$860,000 | S$7,611 psm | ×0.997 | S$7,588 psm |
| Nov 2025 | Blk 286A | 01 TO 03 | 113 sqm | S$780,000 | S$6,903 psm | ×0.996 | S$6,876 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.
4.77% gross yield
S$39,600 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 |
|---|---|---|---|
| Sept 2026 | 295B | 5 ROOM | S$3,300 |
| Aug 2026 | 296C | 5 ROOM | S$3,300 |
| Aug 2026 | 296A | 5 ROOM | S$2,100 |
| Jul 2026 | 293D | 5 ROOM | S$3,700 |
| Jun 2026 | 296A | 5 ROOM | S$3,400 |
| Jun 2026 | 296C | 5 ROOM | S$3,100 |
| May 2026 | 293A | 5 ROOM | S$3,700 |
| May 2026 | 290C | 5 ROOM | S$3,200 |
median of 38 HDB rental approvals for 5 ROOM on Compassvale Cres since 2025-10.
Buying or selling at S$829,675?
Buying: Stamp duty on S$829,675 · Cash and CPF needed on S$829,675 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$829,675.
Each opens with this figure filled in; change anything there.
Primary schools near 293b 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 · 264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 524 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 627 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 844 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 945 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Valour Primary School · 1,102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,111 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,257 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,281 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,320 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,434 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,485 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,603 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,701 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,761 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,794 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,832 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 293B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jun 2026 | Blk 293B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$705,888 | S$7,590 psm |
| Aug 2025 | Blk 293B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jul 2025 | Blk 293B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2025 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Apr 2025 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Dec 2024 | Blk 293B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Sept 2024 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$800,888 | S$7,088 psm |
| Jul 2024 | Blk 293B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$678,888 | S$7,300 psm |
| Mar 2024 | Blk 293B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$698,000 | S$6,177 psm |
| Mar 2024 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$658,888 | S$7,085 psm |
| Jan 2024 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$772,000 | S$6,832 psm |
| Jan 2024 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Jan 2024 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$620,888 | S$6,676 psm |
| Dec 2023 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Nov 2023 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$765,000 | S$6,770 psm |
| Oct 2023 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2023 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$608,000 | S$6,538 psm |
| May 2023 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$746,888 | S$6,610 psm |
| May 2023 | Blk 293B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Apr 2023 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$733,000 | S$6,487 psm |
| Apr 2023 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2023 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Dec 2022 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Oct 2022 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$715,000 | S$6,327 psm |
| Sept 2022 | Blk 293B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$726,000 | S$6,425 psm |
| Aug 2022 | Blk 293B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$583,000 | S$6,269 psm |
| Aug 2022 | Blk 293B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Jun 2022 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$696,000 | S$6,159 psm |
| Jun 2022 | Blk 293B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2022 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$628,888 | S$5,565 psm |
| Jan 2022 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$655,888 | S$5,804 psm |
| Jan 2022 | Blk 293B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Dec 2021 | Blk 293B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Nov 2021 | Blk 293B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Oct 2021 | Blk 293B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$650,000 | S$5,752 psm |
Showing 37 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 293B · 4 ROOM | S$3,550 | — |
| Mar 2026 | Blk 293B · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 293B · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 293B · 5 ROOM | S$3,600 | — |
| Dec 2025 | Blk 293B · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 293B · 4 ROOM | S$3,350 | — |
| Mar 2025 | Blk 293B · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 293B · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 293B · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 293B · 5 ROOM | S$3,600 | — |
| Jan 2024 | Blk 293B · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 293B · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 293B · 5 ROOM | S$4,000 | — |
| Jan 2023 | Blk 293B · 5 ROOM | S$4,300 | — |
| Jan 2022 | Blk 293B · 5 ROOM | S$3,000 | — |
| Dec 2021 | Blk 293B · 4 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 88 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 | 83 years | S$779,000 | S$860,079 | S$931,482 | S$947,772 |
| 10 years | 78 years | S$728,104 | S$887,555 | S$1,041,040 | S$1,077,772 |
| 20 years | 68 years | S$659,185 | S$979,515 | S$1,347,583 | S$1,444,356 |
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.