homequant
HDB · 543277

Blk 277C Compassvale Link

Project page · 99-year lease from 2009

Indicative value range
S$839,658 – S$865,001
Indicative mid S$860,000 · S$9,556 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 277C10 TO 1290 sqmS$870,000S$9,667 psm×1.000S$9,667 psm
Jun 2026Blk 277C07 TO 0990 sqmS$860,000S$9,556 psm×1.000S$9,556 psm
Feb 2026Blk 277C13 TO 1592 sqmS$840,000S$9,130 psm×0.997S$9,104 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.

4.88% gross yield

S$42,000 of rent a year against the estimate above · 0.96 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

ApprovedBlockFlatRent a month
Sept 2026277B4 ROOMS$3,600
Sept 2026273C4 ROOMS$3,600
Sept 2026275B4 ROOMS$3,500
Sept 2026267A4 ROOMS$3,400
Sept 2026265B4 ROOMS$3,400
Sept 2026273A4 ROOMS$3,350
Sept 2026277B4 ROOMS$3,300
Sept 2026269B4 ROOMS$3,200

median of 91 HDB rental approvals for 4 ROOM on Compassvale Link since 2025-10.

Buying or selling at S$860,000?

Buying: Stamp duty on S$860,000 · Cash and CPF needed on S$860,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$860,000.

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

Primary schools near 277c 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 277C · 4 ROOM · 10 TO 12 · Premium Apartment · 82 years left
90 sqmS$870,000S$9,667 psm
Jun 2026
Blk 277C · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left
90 sqmS$860,000S$9,556 psm
Feb 2026
Blk 277C · 4 ROOM · 13 TO 15 · Premium Apartment · 82 years left
92 sqmS$840,000S$9,130 psm
Feb 2025
Blk 277C · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left
90 sqmS$820,000S$9,111 psm
Sept 2024
Blk 277C · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left
92 sqmS$818,000S$8,891 psm
May 2024
Blk 277C · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left
90 sqmS$815,000S$9,056 psm
Mar 2024
Blk 277C · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left
90 sqmS$768,000S$8,533 psm
May 2023
Blk 277C · 4 ROOM · 07 TO 09 · Premium Apartment · 85 years left
90 sqmS$730,000S$8,111 psm
Jan 2023
Blk 277C · 4 ROOM · 13 TO 15 · Premium Apartment · 86 years left
92 sqmS$698,888S$7,597 psm
Oct 2022
Blk 277C · 4 ROOM · 10 TO 12 · Premium Apartment · 86 years left
92 sqmS$690,000S$7,500 psm
Mar 2022
Blk 277C · 4 ROOM · 04 TO 06 · Premium Apartment · 86 years left
90 sqmS$623,000S$6,922 psm
Feb 2022
Blk 277C · 4 ROOM · 07 TO 09 · Premium Apartment · 86 years left
90 sqmS$620,000S$6,889 psm
Nov 2021
Blk 277C · 4 ROOM · 01 TO 03 · Premium Apartment · 87 years left
90 sqmS$500,000S$5,556 psm
See more

Showing 13 of 60.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years76 yearsS$803,813S$887,475S$961,152S$977,962
10 years71 yearsS$758,597S$924,725S$1,084,639S$1,122,909
20 years61 yearsS$705,006S$1,047,602S$1,441,255S$1,544,755

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.