Blk 257C Compassvale Rd
Project page · 99-year lease from 2001
Based on 4 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 257C | 04 TO 06 | 110 sqm | S$670,000 | S$6,091 psm | ×1.000 | S$6,091 psm |
| Feb 2026 | Blk 257C | 10 TO 12 | 110 sqm | S$765,000 | S$6,955 psm | ×0.997 | S$6,934 psm |
| Feb 2026 | Blk 257C | 07 TO 09 | 110 sqm | S$768,000 | S$6,982 psm | ×0.997 | S$6,961 psm |
| Jan 2026 | Blk 257C | 04 TO 06 | 110 sqm | S$770,000 | S$7,000 psm | ×0.997 | S$6,979 psm |
How accurate is this estimate for Compassvale Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Compassvale Rd since.
- Median error
- 6.5%
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.
5.34% gross yield
S$40,800 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 71 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 258A | 5 ROOM | S$3,600 |
| Sept 2026 | 203B | 5 ROOM | S$3,500 |
| Sept 2026 | 258D | 5 ROOM | S$3,500 |
| Sept 2026 | 258A | 5 ROOM | S$3,350 |
| Sept 2026 | 245 | 5 ROOM | S$3,300 |
| Sept 2026 | 256 | 5 ROOM | S$3,200 |
| Sept 2026 | 203B | 5 ROOM | S$3,100 |
| Sept 2026 | 259C | 5 ROOM | S$2,600 |
median of 71 HDB rental approvals for 5 ROOM on Compassvale Rd since 2025-10.
Buying or selling at S$764,238?
Buying: Stamp duty on S$764,238 · Cash and CPF needed on S$764,238 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$764,238.
Each opens with this figure filled in; change anything there.
Primary schools near 257c Compassvale Rd
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
- Compassvale Primary School · 184 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 430 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 534 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 686 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 942 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 948 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 952 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,026 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,034 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,275 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,426 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,548 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,573 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,653 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,760 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,816 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,932 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 257C · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$670,000 | S$6,091 psm |
| Feb 2026 | Blk 257C · 5 ROOM · 07 TO 09 · Improved · 74 years left | 110 sqm | S$768,000 | S$6,982 psm |
| Feb 2026 | Blk 257C · 5 ROOM · 10 TO 12 · Improved · 74 years left | 110 sqm | S$765,000 | S$6,955 psm |
| Jan 2026 | Blk 257C · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$770,000 | S$7,000 psm |
| Nov 2025 | Blk 257C · 4 ROOM · 04 TO 06 · Model A · 74 years left | 90 sqm | S$645,000 | S$7,167 psm |
| May 2025 | Blk 257C · 5 ROOM · 10 TO 12 · Improved · 75 years left | 110 sqm | S$775,000 | S$7,045 psm |
| Apr 2025 | Blk 257C · 4 ROOM · 10 TO 12 · Model A · 75 years left | 90 sqm | S$650,000 | S$7,222 psm |
| Aug 2024 | Blk 257C · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$585,000 | S$6,500 psm |
| Jan 2024 | Blk 257C · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$733,000 | S$6,664 psm |
| Jan 2024 | Blk 257C · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$680,000 | S$6,182 psm |
| Oct 2023 | Blk 257C · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$555,000 | S$6,167 psm |
| Jun 2023 | Blk 257C · 4 ROOM · 04 TO 06 · Model A · 77 years left | 90 sqm | S$545,000 | S$6,056 psm |
| Feb 2023 | Blk 257C · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$680,000 | S$6,182 psm |
| Dec 2022 | Blk 257C · 4 ROOM · 10 TO 12 · Model A · 77 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Oct 2022 | Blk 257C · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$565,000 | S$5,136 psm |
| Dec 2021 | Blk 257C · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$528,000 | S$4,800 psm |
| Oct 2021 | Blk 257C · 4 ROOM · 07 TO 09 · Model A · 78 years left | 90 sqm | S$455,000 | S$5,056 psm |
Showing 17 of 78.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 257C · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 257C · 5 ROOM | S$3,000 | — |
| Sept 2025 | Blk 257C · 5 ROOM | S$3,200 | — |
| Aug 2025 | Blk 257C · 5 ROOM | S$3,500 | — |
| May 2025 | Blk 257C · 5 ROOM | S$3,200 | — |
| Mar 2025 | Blk 257C · 5 ROOM | S$3,000 | — |
| Mar 2025 | Blk 257C · 5 ROOM | S$2,200 | — |
| Apr 2024 | Blk 257C · 5 ROOM | S$3,100 | — |
| Jul 2023 | Blk 257C · 5 ROOM | S$3,600 | — |
| Apr 2023 | Blk 257C · 5 ROOM | S$3,100 | — |
| Apr 2023 | Blk 257C · 5 ROOM | S$3,000 | — |
| Apr 2023 | Blk 257C · 5 ROOM | S$2,200 | — |
| Dec 2022 | Blk 257C · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 257C · 5 ROOM | S$2,000 | — |
| Jun 2022 | Blk 257C · 5 ROOM | S$3,100 | — |
| May 2022 | Blk 257C · 5 ROOM | S$3,050 | — |
| Apr 2022 | Blk 257C · 4 ROOM | S$2,700 | — |
| Jun 2021 | Blk 257C · 5 ROOM | S$2,200 | — |
| Feb 2021 | Blk 257C · 5 ROOM | S$2,000 | — |
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 73 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 | 68 years | S$733,140 | S$809,446 | S$876,645 | S$891,977 |
| 10 years | 63 years | S$710,249 | S$865,790 | S$1,015,512 | S$1,051,343 |
| 20 years | 53 years | S$654,132 | S$972,006 | S$1,337,253 | S$1,433,284 |
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.