Blk 216C Compassvale Dr
Project page · 99-year lease from 2017
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 216C | 10 TO 12 | 112 sqm | S$1,010,000 | S$9,018 psm | ×1.000 | S$9,018 psm |
| Mar 2026 | Blk 216C | 04 TO 06 | 112 sqm | S$962,000 | S$8,589 psm | ×0.997 | S$8,564 psm |
| Mar 2026 | Blk 216C | 16 TO 18 | 112 sqm | S$1,128,888 | S$10,079 psm | ×0.997 | S$10,050 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.
3.98% gross yield
S$40,200 of rent a year against the estimate above · 0.38 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 204A | 5 ROOM | S$4,100 |
| Sept 2026 | 227C | 5 ROOM | S$3,200 |
| Aug 2026 | 227A | 5 ROOM | S$3,500 |
| Jul 2026 | 201C | 5 ROOM | S$3,800 |
| Jul 2026 | 201D | 5 ROOM | S$3,500 |
| Jul 2026 | 204A | 5 ROOM | S$3,400 |
| Jul 2026 | 227B | 5 ROOM | S$3,400 |
| Jul 2026 | 201C | 5 ROOM | S$3,100 |
median of 38 HDB rental approvals for 5 ROOM on Compassvale Dr since 2025-10.
Buying or selling at S$1,010,000?
Buying: Stamp duty on S$1,010,000 · Cash and CPF needed on S$1,010,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,010,000.
Each opens with this figure filled in; change anything there.
Primary schools near 216c 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
- Nan Chiau Primary School · 319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 510 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 621 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 695 m · no 2025 Phase 2C ballot
- Palm View Primary School · 698 m · no 2025 Phase 2C ballot
- North Vista Primary School · 770 m · no 2025 Phase 2C ballot
1 to 2 km
- North Spring Primary School · 1,010 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 1,093 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Green Primary School · 1,265 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,310 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,565 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,618 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,689 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,718 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,764 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,781 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Valour Primary School · 1,846 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 216C · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$1,010,000 | S$9,018 psm |
| Mar 2026 | Blk 216C · 5 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 112 sqm | S$1,128,888 | S$10,079 psm |
| Mar 2026 | Blk 216C · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 112 sqm | S$962,000 | S$8,589 psm |
| Oct 2025 | Blk 216C · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 112 sqm | S$980,000 | S$8,750 psm |
| Nov 2024 | Blk 216C · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 112 sqm | S$999,999 | S$8,929 psm |
| Jun 2024 | Blk 216C · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 92 sqm | S$793,000 | S$8,620 psm |
| Dec 2023 | Blk 216C · 5 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 112 sqm | S$955,000 | S$8,527 psm |
| Mar 2023 | Blk 216C · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 112 sqm | S$870,000 | S$7,768 psm |
| Feb 2023 | Blk 216C · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 112 sqm | S$928,000 | S$8,286 psm |
| Jun 2022 | Blk 216C · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Mar 2022 | Blk 216C · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 112 sqm | S$820,000 | S$7,321 psm |
| Dec 2021 | Blk 216C · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 112 sqm | S$758,000 | S$6,768 psm |
| Nov 2021 | Blk 216C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 112 sqm | S$800,000 | S$7,143 psm |
Showing 13 of 19.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2024 | Blk 216C · 5 ROOM | S$3,700 | — |
| Feb 2024 | Blk 216C · 5 ROOM | S$3,800 | — |
| Nov 2022 | Blk 216C · 5 ROOM | S$3,700 | — |
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 89 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 | 84 years | S$948,311 | S$1,047,011 | S$1,133,934 | S$1,153,765 |
| 10 years | 79 years | S$886,353 | S$1,080,459 | S$1,267,304 | S$1,312,019 |
| 20 years | 69 years | S$802,455 | S$1,192,406 | S$1,640,473 | S$1,758,279 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.