Blk 299B 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 299B | 10 TO 12 | 114 sqm | S$645,000 | S$5,658 psm | ×1.000 | S$5,658 psm |
| Feb 2026 | Blk 299B | 16 TO 18 | 121 sqm | S$733,000 | S$6,058 psm | ×0.997 | S$6,040 psm |
| Jan 2026 | Blk 299B | 07 TO 09 | 114 sqm | S$650,000 | S$5,702 psm | ×0.997 | S$5,685 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.
6.06% gross yield
S$39,600 of rent a year against the estimate above · 0.17 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 61 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 262D | 5 ROOM | S$3,200 |
| Sept 2026 | 299B | 5 ROOM | S$3,100 |
| Aug 2026 | 297B | 5 ROOM | S$3,700 |
| Aug 2026 | 298D | 5 ROOM | S$3,500 |
| Aug 2026 | 292B | 5 ROOM | S$3,400 |
| Aug 2026 | 298D | 5 ROOM | S$3,300 |
| Aug 2026 | 291D | 5 ROOM | S$3,200 |
| Aug 2026 | 252 | 5 ROOM | S$3,200 |
median of 61 HDB rental approvals for 5 ROOM on Compassvale St since 2025-10.
Buying or selling at S$653,767?
Buying: Stamp duty on S$653,767 · Cash and CPF needed on S$653,767 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$653,767.
Each opens with this figure filled in; change anything there.
Primary schools near 299b 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 · 379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 456 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 553 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 734 m · no 2025 Phase 2C ballot
- Mee Toh School · 740 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 769 m · no 2025 Phase 2C ballot
- North Spring Primary School · 982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,091 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,183 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,189 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,311 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,582 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,590 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,600 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,709 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,835 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 299B · 4 ROOM · 07 TO 09 · Premium Apartment · 74 years left | 94 sqm | S$578,000 | S$6,149 psm |
| Jun 2026 | Blk 299B · 5 ROOM · 10 TO 12 · Premium Apartment · 74 years left | 114 sqm | S$645,000 | S$5,658 psm |
| Feb 2026 | Blk 299B · 5 ROOM · 16 TO 18 · Premium Apartment · 75 years left | 121 sqm | S$733,000 | S$6,058 psm |
| Jan 2026 | Blk 299B · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 114 sqm | S$650,000 | S$5,702 psm |
| Sept 2025 | Blk 299B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Jul 2025 | Blk 299B · 5 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 114 sqm | S$640,000 | S$5,614 psm |
| May 2025 | Blk 299B · 5 ROOM · 13 TO 15 · Premium Apartment · 75 years left | 115 sqm | S$690,000 | S$6,000 psm |
| Apr 2025 | Blk 299B · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 115 sqm | S$610,000 | S$5,304 psm |
| Apr 2025 | Blk 299B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Mar 2025 | Blk 299B · EXECUTIVE · 10 TO 12 · Premium Apartment · 76 years left | 134 sqm | S$855,000 | S$6,381 psm |
| Feb 2025 | Blk 299B · 4 ROOM · 01 TO 03 · Premium Apartment · 76 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Nov 2024 | Blk 299B · 4 ROOM · 01 TO 03 · Premium Apartment · 76 years left | 94 sqm | S$540,000 | S$5,745 psm |
| Oct 2024 | Blk 299B · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 94 sqm | S$605,888 | S$6,446 psm |
| Mar 2024 | Blk 299B · EXECUTIVE · 04 TO 06 · Premium Apartment · 77 years left | 134 sqm | S$781,000 | S$5,828 psm |
| Dec 2023 | Blk 299B · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 115 sqm | S$590,000 | S$5,130 psm |
| Nov 2023 | Blk 299B · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 94 sqm | S$505,888 | S$5,382 psm |
| Oct 2023 | Blk 299B · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 121 sqm | S$670,000 | S$5,537 psm |
| Sept 2023 | Blk 299B · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 134 sqm | S$750,000 | S$5,597 psm |
| Jul 2023 | Blk 299B · EXECUTIVE · 01 TO 03 · Premium Apartment · 77 years left | 134 sqm | S$680,000 | S$5,075 psm |
| Jul 2023 | Blk 299B · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 94 sqm | S$490,000 | S$5,213 psm |
| Feb 2023 | Blk 299B · 5 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 115 sqm | S$580,000 | S$5,043 psm |
| Jun 2022 | Blk 299B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 121 sqm | S$580,000 | S$4,793 psm |
| Apr 2022 | Blk 299B · 4 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 94 sqm | S$445,000 | S$4,734 psm |
Showing 23 of 120.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 299B · 5 ROOM | S$3,100 | — |
| Aug 2026 | Blk 299B · 4 ROOM | S$2,000 | — |
| Jun 2026 | Blk 299B · 5 ROOM | S$2,500 | — |
| Dec 2025 | Blk 299B · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 299B · EXECUTIVE | S$3,350 | — |
| Dec 2025 | Blk 299B · 4 ROOM | S$3,025 | — |
| Jun 2025 | Blk 299B · EXECUTIVE | S$4,000 | — |
| May 2025 | Blk 299B · EXECUTIVE | S$3,400 | — |
| May 2025 | Blk 299B · 5 ROOM | S$3,200 | — |
| May 2025 | Blk 299B · 5 ROOM | S$3,050 | — |
| May 2025 | Blk 299B · 4 ROOM | S$2,750 | — |
| Mar 2025 | Blk 299B · 5 ROOM | S$3,000 | — |
| Feb 2025 | Blk 299B · 5 ROOM | S$3,200 | — |
| Dec 2024 | Blk 299B · EXECUTIVE | S$3,400 | — |
| Nov 2024 | Blk 299B · 5 ROOM | S$3,350 | — |
| Sept 2024 | Blk 299B · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 299B · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 299B · 4 ROOM | S$2,000 | — |
| Jun 2024 | Blk 299B · 5 ROOM | S$2,500 | — |
| May 2024 | Blk 299B · 5 ROOM | S$3,700 | — |
| May 2024 | Blk 299B · 5 ROOM | S$3,100 | — |
| Jan 2024 | Blk 299B · 4 ROOM | S$3,025 | — |
| Dec 2023 | Blk 299B · EXECUTIVE | S$3,800 | — |
| Jul 2023 | Blk 299B · EXECUTIVE | S$4,000 | — |
| Jun 2023 | Blk 299B · 4 ROOM | S$2,100 | — |
| Mar 2023 | Blk 299B · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 299B · 5 ROOM | S$3,200 | — |
| Feb 2023 | Blk 299B · 5 ROOM | S$2,200 | — |
| Jan 2023 | Blk 299B · EXECUTIVE | S$4,200 | — |
| Nov 2022 | Blk 299B · 5 ROOM | S$3,200 | — |
| Sept 2022 | Blk 299B · 5 ROOM | S$2,800 | — |
| Sept 2022 | Blk 299B · 4 ROOM | S$2,000 | — |
| Jul 2022 | Blk 299B · 5 ROOM | S$1,850 | — |
| Jun 2022 | Blk 299B · 5 ROOM | S$2,000 | — |
| May 2022 | Blk 299B · 5 ROOM | S$3,200 | — |
| Apr 2022 | Blk 299B · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 299B · 5 ROOM | S$2,000 | — |
| Jan 2022 | Blk 299B · 5 ROOM | S$1,700 | — |
| Nov 2021 | Blk 299B · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 299B · EXECUTIVE | S$2,900 | — |
| Jun 2021 | Blk 299B · 4 ROOM | S$1,950 | — |
| May 2021 | Blk 299B · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 299B · 5 ROOM | S$1,700 | — |
| Jan 2021 | Blk 299B · EXECUTIVE | S$2,450 | — |
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$627,164 | S$692,440 | S$749,925 | S$763,041 |
| 10 years | 63 years | S$607,582 | S$740,639 | S$868,719 | S$899,370 |
| 20 years | 53 years | S$559,577 | S$831,502 | S$1,143,952 | S$1,226,102 |
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.