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HDB · 543209

Blk 209C Compassvale Lane

Project page · 99-year lease from 2011

Indicative value range
S$613,334 – S$646,905
Indicative mid S$629,474 · S$6,842 psm

Based on 29 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 213B04 TO 0695 sqmS$625,888S$6,588 psm×1.000S$6,588 psm
Aug 2026Blk 211A04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 210B04 TO 0693 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Aug 2026Blk 210A04 TO 0693 sqmS$645,888S$6,945 psm×1.000S$6,945 psm
Jul 2026Blk 211C16 TO 1895 sqmS$650,000S$6,842 psm×1.000S$6,842 psm
Jul 2026Blk 210A10 TO 1293 sqmS$628,000S$6,753 psm×1.000S$6,753 psm
Jul 2026Blk 213B13 TO 1599 sqmS$660,000S$6,667 psm×1.000S$6,667 psm
Jul 2026Blk 210A01 TO 0393 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Jul 2026Blk 213A10 TO 1295 sqmS$660,000S$6,947 psm×1.000S$6,947 psm
Jul 2026Blk 207A07 TO 0992 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Jun 2026Blk 207A01 TO 0392 sqmS$568,888S$6,184 psm×1.000S$6,184 psm
Jun 2026Blk 211B16 TO 1895 sqmS$690,000S$7,263 psm×1.000S$7,263 psm
Jun 2026Blk 209B13 TO 1592 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Jun 2026Blk 213B01 TO 0395 sqmS$610,000S$6,421 psm×1.000S$6,421 psm
May 2026Blk 213B10 TO 1295 sqmS$668,000S$7,032 psm×1.000S$7,032 psm
May 2026Blk 211C07 TO 0993 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
May 2026Blk 211D04 TO 0693 sqmS$625,000S$6,720 psm×1.000S$6,720 psm
Apr 2026Blk 211A10 TO 1293 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
Apr 2026Blk 211D07 TO 0993 sqmS$649,888S$6,988 psm×1.000S$6,988 psm
Apr 2026Blk 210C07 TO 0993 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Mar 2026Blk 211D16 TO 1895 sqmS$670,000S$7,053 psm×0.997S$7,032 psm
Mar 2026Blk 211B07 TO 0993 sqmS$678,000S$7,290 psm×0.997S$7,269 psm
Feb 2026Blk 207D01 TO 0392 sqmS$580,000S$6,304 psm×0.997S$6,286 psm
Feb 2026Blk 209B10 TO 1292 sqmS$630,000S$6,848 psm×0.997S$6,828 psm
Jan 2026Blk 210C13 TO 1597 sqmS$706,000S$7,278 psm×0.997S$7,257 psm
Jan 2026Blk 207C04 TO 0692 sqmS$575,000S$6,250 psm×0.997S$6,232 psm
Dec 2025Blk 210A16 TO 1897 sqmS$688,000S$7,093 psm×0.996S$7,065 psm
Dec 2025Blk 211D04 TO 0693 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Nov 2025Blk 211D10 TO 1293 sqmS$655,000S$7,043 psm×0.996S$7,015 psm

How accurate is this estimate for Compassvale Lane?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Compassvale Lane since.

Median error
2.8%

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.

6.10% gross yield

S$38,400 of rent a year against the estimate above · 0.26 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 61 approvals in the last year.

In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 2026208A4 ROOMS$3,480
Sept 2026213B4 ROOMS$3,300
Sept 2026209C4 ROOMS$3,300
Sept 2026210C4 ROOMS$3,250
Sept 2026206C4 ROOMS$3,000
Sept 2026210B4 ROOMS$3,000
Aug 2026206C4 ROOMS$3,300
Aug 2026206A4 ROOMS$2,900

median of 61 HDB rental approvals for 4 ROOM on Compassvale Lane since 2025-10.

Buying or selling at S$629,474?

Buying: Stamp duty on S$629,474 · Cash and CPF needed on S$629,474 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$629,474.

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

Primary schools near 209c Compassvale Lane

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
Apr 2026
Blk 209C · 3 ROOM · 01 TO 03 · Model A · 85 years left
67 sqmS$500,000S$7,463 psm
Sept 2025
Blk 209C · 4 ROOM · 07 TO 09 · Model A · 85 years left
92 sqmS$648,000S$7,043 psm
Jul 2025
Blk 209C · 4 ROOM · 07 TO 09 · Model A · 85 years left
92 sqmS$652,000S$7,087 psm
Jul 2025
Blk 209C · 4 ROOM · 07 TO 09 · Model A · 85 years left
92 sqmS$645,000S$7,011 psm
Feb 2025
Blk 209C · 4 ROOM · 16 TO 18 · Model A · 86 years left
92 sqmS$668,000S$7,261 psm
Aug 2024
Blk 209C · 4 ROOM · 07 TO 09 · Model A · 86 years left
92 sqmS$635,000S$6,902 psm
Jul 2024
Blk 209C · 4 ROOM · 13 TO 15 · Model A · 86 years left
92 sqmS$645,000S$7,011 psm
Feb 2024
Blk 209C · 3 ROOM · 04 TO 06 · Model A · 87 years left
67 sqmS$448,888S$6,700 psm
Nov 2023
Blk 209C · 4 ROOM · 10 TO 12 · Model A · 87 years left
92 sqmS$600,000S$6,522 psm
Aug 2023
Blk 209C · 4 ROOM · 04 TO 06 · Model A · 87 years left
92 sqmS$555,888S$6,042 psm
Apr 2023
Blk 209C · 4 ROOM · 10 TO 12 · Model A · 88 years left
92 sqmS$590,000S$6,413 psm
Jun 2022
Blk 209C · 3 ROOM · 04 TO 06 · Model A · 89 years left
67 sqmS$425,000S$6,343 psm
Apr 2022
Blk 209C · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$485,000S$5,272 psm
Mar 2022
Blk 209C · 3 ROOM · 13 TO 15 · Model A · 89 years left
67 sqmS$405,000S$6,045 psm
Jan 2022
Blk 209C · 3 ROOM · 16 TO 18 · Model A · 89 years left
67 sqmS$418,000S$6,239 psm
See more

Showing 15 of 45.

Sale prices as filed in caveats.

Where the lease takes this

About 83 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 years78 yearsS$588,348S$649,584S$703,512S$715,815
10 years73 yearsS$555,252S$676,849S$793,897S$821,909
20 years63 yearsS$516,027S$766,788S$1,054,921S$1,130,678

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.