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HDB · 543212

Blk 212C Compassvale Dr

Project page · 99-year lease from 2012

Indicative value range
S$757,636 – S$888,924
Indicative mid S$847,212 · S$8,645 psm

Based on 12 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
Jul 2026Blk 216A07 TO 0992 sqmS$808,000S$8,783 psm×1.000S$8,783 psm
Jun 2026Blk 215A10 TO 1292 sqmS$825,000S$8,967 psm×1.000S$8,967 psm
Jun 2026Blk 217C04 TO 0692 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
May 2026Blk 201B04 TO 0690 sqmS$608,000S$6,756 psm×1.000S$6,756 psm
May 2026Blk 217C13 TO 1592 sqmS$871,000S$9,467 psm×1.000S$9,467 psm
May 2026Blk 217B01 TO 0392 sqmS$715,000S$7,772 psm×1.000S$7,772 psm
Apr 2026Blk 217B10 TO 1292 sqmS$848,000S$9,217 psm×1.000S$9,217 psm
Apr 2026Blk 216D07 TO 0992 sqmS$830,000S$9,022 psm×1.000S$9,022 psm
Jan 2026Blk 20204 TO 0685 sqmS$570,000S$6,706 psm×0.997S$6,686 psm
Jan 2026Blk 217B16 TO 1892 sqmS$785,000S$8,533 psm×0.997S$8,507 psm
Dec 2025Blk 215B07 TO 0992 sqmS$852,800S$9,270 psm×0.996S$9,233 psm
Nov 2025Blk 215B04 TO 0692 sqmS$758,000S$8,239 psm×0.996S$8,207 psm

How accurate is this estimate for Compassvale Dr?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Compassvale Dr since.

Median error
3.8%

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.

4.53% gross yield

S$38,400 of rent a year against the estimate above · 1.31 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 34 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 2026201A4 ROOMS$3,100
Sept 2026212B4 ROOMS$3,000
Sept 2026201C4 ROOMS$2,900
Aug 2026215A4 ROOMS$3,500
Aug 2026212C4 ROOMS$3,300
Aug 2026204A4 ROOMS$3,000
Aug 2026201A4 ROOMS$3,000
Jul 2026217C4 ROOMS$3,700

median of 34 HDB rental approvals for 4 ROOM on Compassvale Dr since 2025-10.

Buying or selling at S$847,212?

Buying: Stamp duty on S$847,212 · Cash and CPF needed on S$847,212 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$847,212.

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

Primary schools near 212c Compassvale Dr

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
May 2026
Blk 212C · 4 ROOM · 13 TO 15 · Premium Apartment · 85 years left
excluded: outlier
99 sqmS$680,000S$6,869 psm
Feb 2026
Blk 212C · 4 ROOM · 04 TO 06 · Premium Apartment · 86 years left
excluded: outlier
98 sqmS$620,000S$6,327 psm
Aug 2025
Blk 212C · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left
99 sqmS$678,000S$6,848 psm
Jul 2025
Blk 212C · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left
95 sqmS$681,888S$7,178 psm
Feb 2025
Blk 212C · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left
95 sqmS$635,888S$6,694 psm
Dec 2024
Blk 212C · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left
95 sqmS$635,000S$6,684 psm
Oct 2024
Blk 212C · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left
98 sqmS$630,000S$6,429 psm
Sept 2024
Blk 212C · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left
95 sqmS$630,888S$6,641 psm
Jul 2024
Blk 212C · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left
95 sqmS$590,000S$6,211 psm
Aug 2023
Blk 212C · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left
95 sqmS$605,000S$6,368 psm
Aug 2023
Blk 212C · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left
95 sqmS$600,000S$6,316 psm
May 2023
Blk 212C · 4 ROOM · 13 TO 15 · Premium Apartment · 88 years left
98 sqmS$601,000S$6,133 psm
Aug 2022
Blk 212C · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left
excluded: outlier
95 sqmS$533,000S$5,611 psm
Aug 2022
Blk 212C · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left
excluded: outlier
95 sqmS$515,000S$5,421 psm
Jan 2022
Blk 212C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left
excluded: outlier
95 sqmS$470,000S$4,947 psm
Dec 2021
Blk 212C · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left
excluded: outlier
100 sqmS$495,000S$4,950 psm
Oct 2021
Blk 212C · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left
excluded: outlier
98 sqmS$483,000S$4,929 psm
See more

Showing 17 of 45.

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 years79 yearsS$791,860S$874,278S$946,860S$963,419
10 years74 yearsS$747,316S$910,974S$1,068,510S$1,106,211
20 years64 yearsS$694,522S$1,032,024S$1,419,823S$1,521,784

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.