Blk 287C Compassvale Cres
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 287C | 04 TO 06 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Apr 2026 | Blk 287C | 04 TO 06 | 93 sqm | S$632,000 | S$6,796 psm | ×1.000 | S$6,796 psm |
| Mar 2026 | Blk 287C | 13 TO 15 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Mar 2026 | Blk 287C | 07 TO 09 | 93 sqm | S$630,000 | S$6,774 psm | ×0.997 | S$6,754 psm |
How accurate is this estimate for Compassvale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 84 sales in Compassvale Cres since.
- Median error
- 2.3%
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.
6.28% gross yield
S$39,600 of rent a year against the estimate above · 0.44 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 30 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 |
|---|---|---|---|
| Aug 2026 | 293B | 4 ROOM | S$3,550 |
| Aug 2026 | 286C | 4 ROOM | S$3,500 |
| Jul 2026 | 295B | 4 ROOM | S$3,500 |
| Jul 2026 | 289B | 4 ROOM | S$3,450 |
| Jul 2026 | 287A | 4 ROOM | S$3,300 |
| Jul 2026 | 296A | 4 ROOM | S$3,200 |
| Jun 2026 | 290A | 4 ROOM | S$3,400 |
| May 2026 | 289A | 4 ROOM | S$3,700 |
median of 30 HDB rental approvals for 4 ROOM on Compassvale Cres since 2025-10.
Buying or selling at S$630,999?
Buying: Stamp duty on S$630,999 · Cash and CPF needed on S$630,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,999.
Each opens with this figure filled in; change anything there.
Primary schools near 287c Compassvale Cres
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
- Punggol Green Primary School · 316 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 405 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 774 m · no 2025 Phase 2C ballot
- Valour Primary School · 896 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 973 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,133 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,137 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,279 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,295 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,386 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,397 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,641 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,644 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,683 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,702 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,728 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,777 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2026 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 93 sqm | S$632,000 | S$6,796 psm |
| Mar 2026 | Blk 287C · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Mar 2026 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Mar 2026 | Blk 287C · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Apr 2025 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$660,888 | S$7,106 psm |
| Jan 2025 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jan 2025 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Sept 2024 | Blk 287C · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 113 sqm | S$770,080 | S$6,815 psm |
| Sept 2024 | Blk 287C · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Jun 2024 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2024 | Blk 287C · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Sept 2023 | Blk 287C · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Aug 2023 | Blk 287C · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 93 sqm | S$607,000 | S$6,527 psm |
| Jul 2023 | Blk 287C · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 113 sqm | S$740,000 | S$6,549 psm |
| May 2023 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 93 sqm | S$574,000 | S$6,172 psm |
| Mar 2023 | Blk 287C · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 116 sqm | S$752,000 | S$6,483 psm |
| Mar 2023 | Blk 287C · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$715,000 | S$6,327 psm |
| Feb 2023 | Blk 287C · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 116 sqm | S$775,000 | S$6,681 psm |
| Nov 2022 | Blk 287C · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Sept 2022 | Blk 287C · 5 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Sept 2022 | Blk 287C · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Aug 2022 | Blk 287C · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jul 2022 | Blk 287C · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 93 sqm | S$520,000 | S$5,591 psm |
| May 2022 | Blk 287C · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 113 sqm | S$718,000 | S$6,354 psm |
| Apr 2022 | Blk 287C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$695,588 | S$6,156 psm |
| Mar 2022 | Blk 287C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$682,666 | S$6,041 psm |
| Mar 2022 | Blk 287C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2022 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Mar 2022 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Feb 2022 | Blk 287C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 113 sqm | S$695,000 | S$6,150 psm |
| Feb 2022 | Blk 287C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2022 | Blk 287C · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 116 sqm | S$660,000 | S$5,690 psm |
| Jan 2022 | Blk 287C · 5 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 116 sqm | S$630,000 | S$5,431 psm |
| Jan 2022 | Blk 287C · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Dec 2021 | Blk 287C · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Dec 2021 | Blk 287C · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Oct 2021 | Blk 287C · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 93 sqm | S$506,888 | S$5,450 psm |
Showing 39 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 287C · 5 ROOM | S$3,450 | — |
| Sept 2025 | Blk 287C · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 287C · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 287C · 5 ROOM | S$3,300 | — |
| Feb 2025 | Blk 287C · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 287C · 5 ROOM | S$3,500 | — |
| Sept 2023 | Blk 287C · 5 ROOM | S$2,570 | — |
| Aug 2023 | Blk 287C · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 287C · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 287C · 5 ROOM | S$3,300 | — |
| Jan 2023 | Blk 287C · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 287C · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 287C · 5 ROOM | S$2,700 | — |
| Apr 2021 | Blk 287C · 4 ROOM | S$1,400 | — |
| Jan 2021 | Blk 287C · 4 ROOM | S$2,500 | — |
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 89 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 | 84 years | S$592,459 | S$654,122 | S$708,427 | S$720,816 |
| 10 years | 79 years | S$553,751 | S$675,019 | S$791,750 | S$819,686 |
| 20 years | 69 years | S$501,335 | S$744,958 | S$1,024,888 | S$1,098,487 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.