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HDB · 543224

Blk 224C Compassvale Walk

Project page · 99-year lease from 1999

Indicative value range
S$678,190 – S$719,764
Indicative mid S$701,318 · S$5,796 psm

Based on 26 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
Oct 2026Blk 22907 TO 09123 sqmS$690,000S$5,610 psm×1.000S$5,610 psm
Oct 2026Blk 23910 TO 12122 sqmS$746,888S$6,122 psm×1.000S$6,122 psm
Oct 2026Blk 23213 TO 15123 sqmS$690,000S$5,610 psm×1.000S$5,610 psm
Oct 2026Blk 23010 TO 12121 sqmS$726,888S$6,007 psm×1.000S$6,007 psm
Sept 2026Blk 23201 TO 03123 sqmS$650,000S$5,285 psm×1.000S$5,285 psm
Sept 2026Blk 23913 TO 15122 sqmS$728,000S$5,967 psm×1.000S$5,967 psm
Sept 2026Blk 223C04 TO 06121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Sept 2026Blk 23610 TO 12123 sqmS$730,000S$5,935 psm×1.000S$5,935 psm
Sept 2026Blk 224B13 TO 15121 sqmS$720,000S$5,950 psm×1.000S$5,950 psm
Sept 2026Blk 23313 TO 15123 sqmS$710,000S$5,772 psm×1.000S$5,772 psm
Sept 2026Blk 23707 TO 09122 sqmS$725,000S$5,943 psm×1.000S$5,943 psm
Jul 2026Blk 22904 TO 06121 sqmS$635,000S$5,248 psm×1.000S$5,248 psm
Jul 2026Blk 23601 TO 03123 sqmS$690,000S$5,610 psm×1.000S$5,610 psm
Jun 2026Blk 23313 TO 15123 sqmS$720,000S$5,854 psm×1.000S$5,854 psm
May 2026Blk 228A07 TO 09115 sqmS$660,000S$5,739 psm×1.000S$5,739 psm
May 2026Blk 225B01 TO 03122 sqmS$710,000S$5,820 psm×1.000S$5,820 psm
May 2026Blk 223B10 TO 12122 sqmS$718,000S$5,885 psm×1.000S$5,885 psm
May 2026Blk 224B04 TO 06121 sqmS$630,000S$5,207 psm×1.000S$5,207 psm
Apr 2026Blk 223C10 TO 12121 sqmS$660,000S$5,455 psm×1.000S$5,455 psm
Apr 2026Blk 23001 TO 03121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Mar 2026Blk 224C07 TO 09121 sqmS$680,000S$5,620 psm×0.997S$5,603 psm
Mar 2026Blk 23207 TO 09123 sqmS$698,000S$5,675 psm×0.997S$5,658 psm
Feb 2026Blk 23913 TO 15116 sqmS$715,000S$6,164 psm×0.997S$6,146 psm
Dec 2025Blk 23513 TO 15120 sqmS$720,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 23610 TO 12123 sqmS$738,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 24104 TO 06122 sqmS$725,000S$5,943 psm×0.996S$5,919 psm

How accurate is this estimate for Compassvale Walk?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 63 sales in Compassvale Walk since.

Median error
2.9%

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.

5.82% gross yield

S$40,800 of rent a year against the estimate above · 0.07 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 45 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

ApprovedBlockFlatRent a month
Sept 2026223B5 ROOMS$3,700
Sept 2026223D5 ROOMS$3,300
Sept 2026224C5 ROOMS$3,200
Sept 20262315 ROOMS$3,000
Sept 2026228C5 ROOMS$3,000
Sept 2026223C5 ROOMS$3,000
Aug 2026228B5 ROOMS$3,800
Aug 2026225B5 ROOMS$3,800

median of 45 HDB rental approvals for 5 ROOM on Compassvale Walk since 2025-10.

Buying or selling at S$701,318?

Buying: Stamp duty on S$701,318 · Cash and CPF needed on S$701,318 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$701,318.

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

Primary schools near 224c Compassvale Walk

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
Mar 2026
Blk 224C · 5 ROOM · 07 TO 09 · Improved · 72 years left
121 sqmS$680,000S$5,620 psm
May 2025
Blk 224C · 5 ROOM · 16 TO 18 · Improved · 73 years left
121 sqmS$720,000S$5,950 psm
Jul 2024
Blk 224C · 5 ROOM · 10 TO 12 · Improved · 74 years left
121 sqmS$692,500S$5,723 psm
Apr 2023
Blk 224C · 5 ROOM · 10 TO 12 · Improved · 75 years left
121 sqmS$650,000S$5,372 psm
Apr 2023
Blk 224C · 5 ROOM · 10 TO 12 · Improved · 75 years left
121 sqmS$648,000S$5,355 psm
Jul 2022
Blk 224C · 5 ROOM · 16 TO 18 · Improved · 76 years left
121 sqmS$640,000S$5,289 psm
See more

Showing 6 of 37.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$672,780S$742,804S$804,471S$818,540
10 years61 yearsS$651,774S$794,509S$931,904S$964,785
20 years51 yearsS$600,277S$891,981S$1,227,157S$1,315,282

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.