Blk 273C Compassvale Link
Project page · 99-year lease from 2009
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 273C | 07 TO 09 | 90 sqm | S$789,888 | S$8,777 psm | ×1.000 | S$8,777 psm |
| Feb 2026 | Blk 273C | 01 TO 03 | 90 sqm | S$748,000 | S$8,311 psm | ×0.997 | S$8,287 psm |
| Dec 2025 | Blk 273C | 13 TO 15 | 90 sqm | S$850,000 | S$9,444 psm | ×0.996 | S$9,407 psm |
How accurate is this estimate for Compassvale Link?
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 Link since.
- Median error
- 3.4%
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.
5.32% gross yield
S$42,000 of rent a year against the estimate above · 0.52 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 91 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 | 277B | 4 ROOM | S$3,600 |
| Sept 2026 | 273C | 4 ROOM | S$3,600 |
| Sept 2026 | 275B | 4 ROOM | S$3,500 |
| Sept 2026 | 267A | 4 ROOM | S$3,400 |
| Sept 2026 | 265B | 4 ROOM | S$3,400 |
| Sept 2026 | 273A | 4 ROOM | S$3,350 |
| Sept 2026 | 277B | 4 ROOM | S$3,300 |
| Sept 2026 | 269B | 4 ROOM | S$3,200 |
median of 91 HDB rental approvals for 4 ROOM on Compassvale Link since 2025-10.
Buying or selling at S$789,888?
Buying: Stamp duty on S$789,888 · Cash and CPF needed on S$789,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$789,888.
Each opens with this figure filled in; change anything there.
Primary schools near 273c Compassvale Link
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 · 142 m · no 2025 Phase 2C ballot
- Palm View Primary School · 290 m · no 2025 Phase 2C ballot
- Punggol Primary School · 662 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 683 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 817 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,103 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,125 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,148 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 1,159 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,183 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,412 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,591 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,759 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,864 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,880 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 273C · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 90 sqm | S$789,888 | S$8,777 psm |
| Feb 2026 | Blk 273C · 4 ROOM · 01 TO 03 · Premium Apartment · 83 years left | 90 sqm | S$748,000 | S$8,311 psm |
| Dec 2025 | Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 83 years left | 90 sqm | S$850,000 | S$9,444 psm |
| Apr 2025 | Blk 273C · 4 ROOM · 04 TO 06 · Premium Apartment · 83 years left | 90 sqm | S$781,688 | S$8,685 psm |
| Mar 2025 | Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 83 years left | 90 sqm | S$818,000 | S$9,089 psm |
| Jul 2024 | Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left | 90 sqm | S$745,000 | S$8,278 psm |
| Jun 2024 | Blk 273C · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left | 90 sqm | S$790,000 | S$8,778 psm |
| Oct 2023 | Blk 273C · 4 ROOM · 07 TO 09 · Premium Apartment · 85 years left | 90 sqm | S$715,000 | S$7,944 psm |
| Sept 2023 | Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 90 sqm | S$685,000 | S$7,611 psm |
| Jul 2023 | Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 90 sqm | S$730,000 | S$8,111 psm |
| Jun 2023 | Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 90 sqm | S$690,000 | S$7,667 psm |
| Apr 2023 | Blk 273C · 4 ROOM · 16 TO 18 · Premium Apartment · 85 years left | 90 sqm | S$767,000 | S$8,522 psm |
| Oct 2022 | Blk 273C · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left | 90 sqm | S$685,888 | S$7,621 psm |
| Nov 2021 | Blk 273C · 4 ROOM · 16 TO 18 · Premium Apartment · 87 years left | 90 sqm | S$615,000 | S$6,833 psm |
| Nov 2021 | Blk 273C · 4 ROOM · 04 TO 06 · Premium Apartment · 87 years left | 90 sqm | S$590,000 | S$6,556 psm |
| Oct 2021 | Blk 273C · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 90 sqm | S$558,000 | S$6,200 psm |
Showing 16 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 273C · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 273C · 4 ROOM | S$3,600 | — |
| Feb 2026 | Blk 273C · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 273C · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 273C · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 273C · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 273C · 4 ROOM | S$2,400 | — |
| Aug 2025 | Blk 273C · 4 ROOM | S$3,650 | — |
| Oct 2024 | Blk 273C · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 273C · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 273C · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 273C · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 273C · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 273C · 4 ROOM | S$2,400 | — |
| Oct 2023 | Blk 273C · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 273C · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 273C · 4 ROOM | S$3,900 | — |
| Mar 2023 | Blk 273C · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 273C · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 273C · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 273C · 4 ROOM | S$2,250 | — |
| Apr 2022 | Blk 273C · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 273C · 4 ROOM | S$2,190 | — |
| Dec 2021 | Blk 273C · 4 ROOM | S$1,800 | — |
| Nov 2021 | Blk 273C · 4 ROOM | S$2,600 | — |
| Oct 2021 | Blk 273C · 4 ROOM | S$2,400 | — |
| Aug 2021 | Blk 273C · 4 ROOM | S$2,700 | — |
| Jun 2021 | Blk 273C · 4 ROOM | S$2,250 | — |
| Apr 2021 | Blk 273C · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 273C · 4 ROOM | S$2,200 | — |
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 81 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 | 76 years | S$738,281 | S$815,122 | S$882,793 | S$898,232 |
| 10 years | 71 years | S$696,751 | S$849,336 | S$996,212 | S$1,031,362 |
| 20 years | 61 years | S$647,529 | S$962,195 | S$1,323,755 | S$1,418,817 |
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.