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HDB · 542296

Blk 296B Compassvale Cres

Project page · 99-year lease from 2002

Indicative value range
S$625,743 – S$649,695
Indicative mid S$640,064 · S$5,766 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 296B10 TO 12110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 296B10 TO 12110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
Feb 2026Blk 296B07 TO 09110 sqmS$643,688S$5,852 psm×0.997S$5,834 psm
Dec 2025Blk 296B01 TO 03111 sqmS$635,000S$5,721 psm×0.996S$5,698 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.

6.19% gross yield

S$39,600 of rent a year against the estimate above · 0.3 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.

In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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

ApprovedBlockFlatRent a month
Sept 2026295B5 ROOMS$3,300
Aug 2026296C5 ROOMS$3,300
Aug 2026296A5 ROOMS$2,100
Jul 2026293D5 ROOMS$3,700
Jun 2026296A5 ROOMS$3,400
Jun 2026296C5 ROOMS$3,100
May 2026293A5 ROOMS$3,700
May 2026290C5 ROOMS$3,200

median of 38 HDB rental approvals for 5 ROOM on Compassvale Cres since 2025-10.

Buying or selling at S$640,064?

Buying: Stamp duty on S$640,064 · Cash and CPF needed on S$640,064 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$640,064.

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

Primary schools near 296b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 296B · 4 ROOM · 10 TO 12 · Model A · 74 years left
90 sqmS$568,888S$6,321 psm
Aug 2026
Blk 296B · 5 ROOM · 10 TO 12 · Improved · 75 years left
110 sqmS$650,000S$5,909 psm
Jun 2026
Blk 296B · 5 ROOM · 10 TO 12 · Improved · 75 years left
110 sqmS$600,000S$5,455 psm
Feb 2026
Blk 296B · 5 ROOM · 07 TO 09 · Improved · 75 years left
110 sqmS$643,688S$5,852 psm
Dec 2025
Blk 296B · 5 ROOM · 01 TO 03 · Improved · 75 years left
111 sqmS$635,000S$5,721 psm
Dec 2025
Blk 296B · 4 ROOM · 07 TO 09 · Model A · 75 years left
90 sqmS$573,000S$6,367 psm
Jul 2025
Blk 296B · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$675,000S$6,136 psm
Jun 2025
Blk 296B · 4 ROOM · 07 TO 09 · Model A · 76 years left
91 sqmS$555,000S$6,099 psm
Feb 2025
Blk 296B · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$680,000S$6,126 psm
Sept 2024
Blk 296B · 5 ROOM · 13 TO 15 · Improved · 77 years left
110 sqmS$652,000S$5,927 psm
Jul 2024
Blk 296B · 4 ROOM · 04 TO 06 · Model A · 77 years left
90 sqmS$520,000S$5,778 psm
Jan 2024
Blk 296B · 4 ROOM · 13 TO 15 · Model A · 77 years left
90 sqmS$510,000S$5,667 psm
Aug 2023
Blk 296B · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$542,888S$4,891 psm
Aug 2023
Blk 296B · 4 ROOM · 10 TO 12 · Model A · 78 years left
91 sqmS$485,000S$5,330 psm
May 2023
Blk 296B · 5 ROOM · 13 TO 15 · Improved · 78 years left
111 sqmS$575,000S$5,180 psm
Oct 2022
Blk 296B · 5 ROOM · 10 TO 12 · Improved · 78 years left
110 sqmS$527,000S$4,791 psm
Sept 2022
Blk 296B · 4 ROOM · 13 TO 15 · Model A · 78 years left
91 sqmS$459,000S$5,044 psm
Feb 2022
Blk 296B · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$428,000S$4,756 psm
See more

Showing 18 of 90.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$614,018S$677,926S$734,207S$747,047
10 years64 yearsS$594,847S$725,115S$850,510S$880,519
20 years54 yearsS$547,848S$814,073S$1,119,974S$1,200,402

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.