Blk 264C Compassvale Bow
Project page · 99-year lease from 2008
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 264C | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Sept 2026 | Blk 264C | 13 TO 15 | 92 sqm | S$735,000 | S$7,989 psm | ×1.000 | S$7,989 psm |
| Aug 2026 | Blk 264C | 07 TO 09 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
How accurate is this estimate for Compassvale Bow?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Compassvale Bow since.
- Median error
- 2.8%
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.
5.51% gross yield
S$40,800 of rent a year against the estimate above · 0.33 points below flats like it
Homes like this rent for about S$3,400 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 265D | 4 ROOM | S$2,000 |
| Aug 2026 | 264D | 4 ROOM | S$3,400 |
| Aug 2026 | 264E | 4 ROOM | S$3,250 |
| Jul 2026 | 264D | 4 ROOM | S$3,700 |
| Jul 2026 | 264E | 4 ROOM | S$3,400 |
| Jul 2026 | 264E | 4 ROOM | S$3,200 |
| Jun 2026 | 264B | 4 ROOM | S$3,500 |
| Jun 2026 | 264E | 4 ROOM | S$3,400 |
median of 34 HDB rental approvals for 4 ROOM on Compassvale Bow since 2025-10.
Buying or selling at S$740,000?
Buying: Stamp duty on S$740,000 · Cash and CPF needed on S$740,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$740,000.
Each opens with this figure filled in; change anything there.
Primary schools near 264c Compassvale Bow
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
- North Vista Primary School · 98 m · no 2025 Phase 2C ballot
- Punggol Primary School · 331 m · no 2025 Phase 2C ballot
- Palm View Primary School · 537 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 763 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Seng Kang Primary School · 884 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,168 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,210 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,345 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,385 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,564 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,576 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,670 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 264C · 4 ROOM · 10 TO 12 · Premium Apartment · 81 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Sept 2026 | Blk 264C · 4 ROOM · 13 TO 15 · Premium Apartment · 81 years left | 92 sqm | S$735,000 | S$7,989 psm |
| Aug 2026 | Blk 264C · 4 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Jan 2025 | Blk 264C · 4 ROOM · 04 TO 06 · Premium Apartment · 83 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Jan 2025 | Blk 264C · 4 ROOM · 04 TO 06 · Premium Apartment · 83 years left | 92 sqm | S$678,000 | S$7,370 psm |
| Oct 2024 | Blk 264C · 4 ROOM · 01 TO 03 · Premium Apartment · 83 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jan 2024 | Blk 264C · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Sept 2023 | Blk 264C · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jun 2023 | Blk 264C · 4 ROOM · 01 TO 03 · Premium Apartment · 84 years left | 92 sqm | S$599,000 | S$6,511 psm |
| Mar 2023 | Blk 264C · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jan 2023 | Blk 264C · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left | 92 sqm | S$660,888 | S$7,184 psm |
| May 2022 | Blk 264C · 4 ROOM · 04 TO 06 · Premium Apartment · 85 years left | 92 sqm | S$560,000 | S$6,087 psm |
Showing 12 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 264C · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 264C · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 264C · 4 ROOM | S$3,250 | — |
| Jan 2025 | Blk 264C · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 264C · 4 ROOM | S$3,350 | — |
| Oct 2024 | Blk 264C · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 264C · 4 ROOM | S$2,400 | — |
| Nov 2023 | Blk 264C · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 264C · 4 ROOM | S$2,000 | — |
| Oct 2023 | Blk 264C · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 264C · 4 ROOM | S$3,400 | — |
| Nov 2022 | Blk 264C · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 264C · 4 ROOM | S$2,200 | — |
| May 2022 | Blk 264C · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 264C · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 264C · 4 ROOM | S$1,500 | — |
| Aug 2021 | Blk 264C · 4 ROOM | S$2,400 | — |
| Aug 2021 | Blk 264C · 4 ROOM | 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 80 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 | 75 years | S$691,653 | S$763,641 | S$827,038 | S$841,502 |
| 10 years | 70 years | S$652,746 | S$795,694 | S$933,294 | S$966,224 |
| 20 years | 60 years | S$606,633 | S$901,425 | S$1,240,149 | S$1,329,207 |
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.