Blk 225C Compassvale Walk
Project page · 99-year lease from 1999
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 225C | 07 TO 09 | 135 sqm | S$880,000 | S$6,519 psm | ×1.000 | S$6,519 psm |
| Jan 2026 | Blk 225C | 13 TO 15 | 141 sqm | S$882,888 | S$6,262 psm | ×0.997 | S$6,243 psm |
| Jan 2026 | Blk 225C | 10 TO 12 | 135 sqm | S$890,000 | S$6,593 psm | ×0.997 | S$6,573 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.
4.91% gross yield
S$43,200 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 226C | EXECUTIVE | S$3,800 |
| Aug 2026 | 226C | EXECUTIVE | S$3,000 |
| Jun 2026 | 226C | EXECUTIVE | S$3,800 |
| May 2026 | 225C | EXECUTIVE | S$4,100 |
| Feb 2026 | 226C | EXECUTIVE | S$3,500 |
| Jan 2026 | 226C | EXECUTIVE | S$3,600 |
| Dec 2025 | 225C | EXECUTIVE | S$4,000 |
| Nov 2025 | 225C | EXECUTIVE | S$3,200 |
median of 9 HDB rental approvals for EXECUTIVE on Compassvale Walk since 2025-10.
Buying or selling at S$880,000?
Buying: Stamp duty on S$880,000 · Cash and CPF needed on S$880,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$880,000.
Each opens with this figure filled in; change anything there.
Primary schools near 225c 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
- Seng Kang Primary School · 66 m · no 2025 Phase 2C ballot
- North Spring Primary School · 457 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 600 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 623 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 777 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 873 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 902 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Primary School · 1,149 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,156 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,228 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,229 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,513 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Edgefield Primary School · 1,588 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,690 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,733 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,794 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 225C · EXECUTIVE · 07 TO 09 · Apartment · 73 years left | 135 sqm | S$880,000 | S$6,519 psm |
| Jan 2026 | Blk 225C · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 135 sqm | S$890,000 | S$6,593 psm |
| Jan 2026 | Blk 225C · EXECUTIVE · 13 TO 15 · Apartment · 73 years left | 141 sqm | S$882,888 | S$6,262 psm |
| Jun 2025 | Blk 225C · EXECUTIVE · 01 TO 03 · Apartment · 74 years left | 135 sqm | S$820,000 | S$6,074 psm |
| Sept 2024 | Blk 225C · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 135 sqm | S$800,000 | S$5,926 psm |
| Dec 2023 | Blk 225C · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 139 sqm | S$780,000 | S$5,612 psm |
| May 2023 | Blk 225C · EXECUTIVE · 10 TO 12 · Apartment · 76 years left | 141 sqm | S$780,000 | S$5,532 psm |
| Apr 2023 | Blk 225C · EXECUTIVE · 01 TO 03 · Apartment · 76 years left | 141 sqm | S$730,000 | S$5,177 psm |
| Mar 2023 | Blk 225C · EXECUTIVE · 01 TO 03 · Apartment · 76 years left | 135 sqm | S$715,000 | S$5,296 psm |
| Jan 2023 | Blk 225C · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 139 sqm | S$730,000 | S$5,252 psm |
| Nov 2022 | Blk 225C · EXECUTIVE · 13 TO 15 · Apartment · 76 years left | 135 sqm | S$758,000 | S$5,615 psm |
| May 2022 | Blk 225C · EXECUTIVE · 04 TO 06 · Apartment · 77 years left | 139 sqm | S$655,000 | S$4,712 psm |
| Apr 2022 | Blk 225C · EXECUTIVE · 04 TO 06 · Apartment · 77 years left | 135 sqm | S$655,000 | S$4,852 psm |
Showing 13 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 225C · EXECUTIVE | S$4,100 | — |
| Dec 2025 | Blk 225C · EXECUTIVE | S$4,000 | — |
| Nov 2025 | Blk 225C · EXECUTIVE | S$3,200 | — |
| Nov 2025 | Blk 225C · EXECUTIVE | S$2,700 | — |
| Apr 2025 | Blk 225C · EXECUTIVE | S$4,000 | — |
| Dec 2024 | Blk 225C · EXECUTIVE | S$4,100 | — |
| Jun 2024 | Blk 225C · EXECUTIVE | S$4,000 | — |
| Mar 2024 | Blk 225C · EXECUTIVE | S$2,700 | — |
| May 2023 | Blk 225C · EXECUTIVE | S$4,000 | — |
| Apr 2023 | Blk 225C · EXECUTIVE | S$4,000 | — |
| Mar 2023 | Blk 225C · EXECUTIVE | S$3,600 | — |
| Dec 2022 | Blk 225C · EXECUTIVE | S$4,100 | — |
| Apr 2022 | Blk 225C · EXECUTIVE | S$1,800 | — |
| Feb 2022 | Blk 225C · EXECUTIVE | S$2,500 | — |
| Jan 2022 | Blk 225C · EXECUTIVE | S$2,500 | — |
| Dec 2021 | Blk 225C · EXECUTIVE | S$1,700 | — |
| Oct 2021 | Blk 225C · EXECUTIVE | S$2,500 | — |
| Aug 2021 | Blk 225C · EXECUTIVE | S$1,900 | — |
| Jun 2021 | Blk 225C · EXECUTIVE | S$2,350 | — |
| Mar 2021 | Blk 225C · EXECUTIVE | S$2,200 | — |
| Jan 2021 | Blk 225C · EXECUTIVE | S$2,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$844,191 | S$932,055 | S$1,009,434 | S$1,027,088 |
| 10 years | 61 years | S$817,833 | S$996,934 | S$1,169,335 | S$1,210,593 |
| 20 years | 51 years | S$753,216 | S$1,119,239 | S$1,539,812 | S$1,650,389 |
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.