Blk 297B Compassvale St
Project page · 99-year lease from 2001
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 297B | 01 TO 03 | 94 sqm | S$550,000 | S$5,851 psm | ×1.000 | S$5,851 psm |
| Jun 2026 | Blk 297B | 16 TO 18 | 94 sqm | S$580,000 | S$6,170 psm | ×1.000 | S$6,170 psm |
| Mar 2026 | Blk 297B | 13 TO 15 | 94 sqm | S$615,000 | S$6,543 psm | ×0.997 | S$6,523 psm |
How accurate is this estimate for Compassvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.
- Median error
- 2.5%
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.
6.21% gross yield
S$36,000 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 22 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 292B | 4 ROOM | S$3,000 |
| Aug 2026 | 299B | 4 ROOM | S$2,000 |
| Jul 2026 | 298A | 4 ROOM | S$3,000 |
| Jun 2026 | 262A | 4 ROOM | S$3,700 |
| Jun 2026 | 298B | 4 ROOM | S$2,700 |
| Apr 2026 | 292B | 4 ROOM | S$3,100 |
| Mar 2026 | 297A | 4 ROOM | S$3,150 |
| Mar 2026 | 298D | 4 ROOM | S$3,000 |
median of 22 HDB rental approvals for 4 ROOM on Compassvale St since 2025-10.
Buying or selling at S$580,000?
Buying: Stamp duty on S$580,000 · Cash and CPF needed on S$580,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,000.
Each opens with this figure filled in; change anything there.
Primary schools near 297b Compassvale St
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 · 276 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 540 m · no 2025 Phase 2C ballot
- Mee Toh School · 741 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 754 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 771 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 895 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Chiau Primary School · 1,079 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 1,156 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,219 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,219 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,317 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,365 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,483 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,496 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,519 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,810 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,893 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,906 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 297B · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 122 sqm | S$645,000 | S$5,287 psm |
| Jul 2026 | Blk 297B · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Jun 2026 | Blk 297B · 4 ROOM · 16 TO 18 · Premium Apartment · 74 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Mar 2026 | Blk 297B · 4 ROOM · 13 TO 15 · Premium Apartment · 74 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Nov 2025 | Blk 297B · 5 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 113 sqm | S$620,500 | S$5,491 psm |
| Aug 2025 | Blk 297B · EXECUTIVE · 04 TO 06 · Premium Apartment · 75 years left | 134 sqm | S$770,000 | S$5,746 psm |
| Aug 2025 | Blk 297B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 94 sqm | S$595,000 | S$6,330 psm |
| May 2025 | Blk 297B · 4 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 94 sqm | S$546,500 | S$5,814 psm |
| Apr 2025 | Blk 297B · 4 ROOM · 04 TO 06 · Premium Apartment · 75 years left | 94 sqm | S$579,888 | S$6,169 psm |
| Apr 2024 | Blk 297B · EXECUTIVE · 01 TO 03 · Premium Apartment · 76 years left | 134 sqm | S$738,000 | S$5,507 psm |
| Apr 2024 | Blk 297B · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Feb 2024 | Blk 297B · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 122 sqm | S$640,000 | S$5,246 psm |
| Feb 2024 | Blk 297B · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 94 sqm | S$523,000 | S$5,564 psm |
| May 2023 | Blk 297B · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 94 sqm | S$520,000 | S$5,532 psm |
| Dec 2022 | Blk 297B · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left | 134 sqm | S$700,000 | S$5,224 psm |
| Nov 2022 | Blk 297B · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Oct 2022 | Blk 297B · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 94 sqm | S$460,000 | S$4,894 psm |
| Mar 2022 | Blk 297B · EXECUTIVE · 10 TO 12 · Premium Apartment · 78 years left | 134 sqm | S$680,000 | S$5,075 psm |
| Feb 2022 | Blk 297B · 4 ROOM · 16 TO 18 · Premium Apartment · 79 years left | 94 sqm | S$455,000 | S$4,840 psm |
| Dec 2021 | Blk 297B · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left | 122 sqm | S$568,000 | S$4,656 psm |
| Nov 2021 | Blk 297B · 4 ROOM · 13 TO 15 · Premium Apartment · 79 years left | 93 sqm | S$425,000 | S$4,570 psm |
| Nov 2021 | Blk 297B · 4 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 94 sqm | S$423,888 | S$4,509 psm |
Showing 22 of 94.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 297B · EXECUTIVE | S$3,550 | — |
| Aug 2026 | Blk 297B · 5 ROOM | S$3,700 | — |
| May 2026 | Blk 297B · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 297B · 5 ROOM | S$2,800 | — |
| Sept 2025 | Blk 297B · EXECUTIVE | S$3,700 | — |
| Jun 2025 | Blk 297B · 5 ROOM | S$3,700 | — |
| Jun 2025 | Blk 297B · EXECUTIVE | S$3,650 | — |
| Apr 2025 | Blk 297B · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 297B · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 297B · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 297B · 4 ROOM | S$2,800 | — |
| Dec 2024 | Blk 297B · 4 ROOM | S$2,550 | — |
| Nov 2024 | Blk 297B · 5 ROOM | S$2,700 | — |
| Oct 2024 | Blk 297B · EXECUTIVE | S$3,700 | — |
| Aug 2024 | Blk 297B · 4 ROOM | S$3,700 | — |
| Aug 2024 | Blk 297B · EXECUTIVE | S$3,300 | — |
| Jun 2024 | Blk 297B · 4 ROOM | S$2,500 | — |
| May 2024 | Blk 297B · 5 ROOM | S$3,500 | — |
| Apr 2024 | Blk 297B · 5 ROOM | S$3,300 | — |
| Jan 2024 | Blk 297B · 4 ROOM | S$2,500 | — |
| May 2023 | Blk 297B · EXECUTIVE | S$3,500 | — |
| Apr 2023 | Blk 297B · 5 ROOM | S$2,250 | — |
| Feb 2023 | Blk 297B · EXECUTIVE | S$3,800 | — |
| Feb 2023 | Blk 297B · 4 ROOM | S$3,700 | — |
| Feb 2023 | Blk 297B · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 297B · 4 ROOM | S$2,000 | — |
| Oct 2022 | Blk 297B · EXECUTIVE | S$3,600 | — |
| Sept 2022 | Blk 297B · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 297B · 5 ROOM | S$2,300 | — |
| Mar 2022 | Blk 297B · 5 ROOM | S$3,000 | — |
| Dec 2021 | Blk 297B · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 297B · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 297B · EXECUTIVE | S$2,300 | — |
| Jun 2021 | Blk 297B · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 297B · EXECUTIVE | S$2,400 | — |
| May 2021 | Blk 297B · EXECUTIVE | S$2,250 | — |
| Feb 2021 | Blk 297B · EXECUTIVE | S$2,800 | — |
| Feb 2021 | Blk 297B · 4 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$556,398 | S$614,309 | S$665,308 | S$676,944 |
| 10 years | 63 years | S$539,026 | S$657,070 | S$770,698 | S$797,891 |
| 20 years | 53 years | S$496,437 | S$737,680 | S$1,014,875 | S$1,087,756 |
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.