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HDB · 543291

Blk 291C Compassvale St

Project page · 99-year lease from 2001

Indicative value range
S$763,888 – S$807,313
Indicative mid S$786,539 · S$6,292 psm

Based on 25 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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
Sept 2026Blk 262B01 TO 03130 sqmS$840,000S$6,462 psm×1.000S$6,462 psm
Sept 2026Blk 250C13 TO 15130 sqmS$818,000S$6,292 psm×1.000S$6,292 psm
Aug 2026Blk 262B01 TO 03130 sqmS$810,000S$6,231 psm×1.000S$6,231 psm
Aug 2026Blk 250D10 TO 12130 sqmS$828,000S$6,369 psm×1.000S$6,369 psm
Aug 2026Blk 298D01 TO 03134 sqmS$770,000S$5,746 psm×1.000S$5,746 psm
Aug 2026Blk 297A04 TO 06134 sqmS$818,888S$6,111 psm×1.000S$6,111 psm
Aug 2026Blk 298D13 TO 15134 sqmS$880,000S$6,567 psm×1.000S$6,567 psm
Jul 2026Blk 298B04 TO 06134 sqmS$780,000S$5,821 psm×1.000S$5,821 psm
Jun 2026Blk 298C16 TO 18134 sqmS$876,000S$6,537 psm×1.000S$6,537 psm
Jun 2026Blk 250C13 TO 15130 sqmS$800,000S$6,154 psm×1.000S$6,154 psm
Jun 2026Blk 291C01 TO 03125 sqmS$760,000S$6,080 psm×1.000S$6,080 psm
Jun 2026Blk 250A13 TO 15131 sqmS$888,000S$6,779 psm×1.000S$6,779 psm
May 2026Blk 299A16 TO 18134 sqmS$788,000S$5,881 psm×1.000S$5,881 psm
Apr 2026Blk 299C13 TO 15136 sqmS$860,000S$6,324 psm×1.000S$6,324 psm
Apr 2026Blk 297A04 TO 06134 sqmS$795,000S$5,933 psm×1.000S$5,933 psm
Feb 2026Blk 250B13 TO 15131 sqmS$848,000S$6,473 psm×0.997S$6,454 psm
Feb 2026Blk 250D04 TO 06131 sqmS$804,000S$6,137 psm×0.997S$6,119 psm
Jan 2026Blk 299C04 TO 06135 sqmS$785,000S$5,815 psm×0.997S$5,798 psm
Jan 2026Blk 298C13 TO 15134 sqmS$868,000S$6,478 psm×0.997S$6,459 psm
Jan 2026Blk 299C07 TO 09135 sqmS$845,000S$6,259 psm×0.997S$6,241 psm
Jan 2026Blk 250B10 TO 12131 sqmS$828,000S$6,321 psm×0.997S$6,302 psm
Dec 2025Blk 291C10 TO 12125 sqmS$820,000S$6,560 psm×0.996S$6,534 psm
Dec 2025Blk 262B07 TO 09130 sqmS$905,000S$6,962 psm×0.996S$6,934 psm
Nov 2025Blk 250A04 TO 06131 sqmS$845,000S$6,450 psm×0.996S$6,425 psm
Nov 2025Blk 299A07 TO 09134 sqmS$845,000S$6,306 psm×0.996S$6,281 psm

How accurate is this estimate for Compassvale St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.

Median error
2.5%

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.

5.42% gross yield

S$42,600 of rent a year against the estimate above · 0.48 points above flats like it

Homes like this rent for about S$3,550 a month, the middle of 35 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 blocks. This town has too few such blocks to measure on its own.

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 2026250DEXECUTIVES$3,600
Sept 2026297BEXECUTIVES$3,550
Sept 2026291CEXECUTIVES$3,500
Sept 2026250CEXECUTIVES$3,100
Aug 2026250BEXECUTIVES$3,800
Jul 2026262CEXECUTIVES$3,800
Jun 2026250DEXECUTIVES$4,000
Jun 2026250AEXECUTIVES$3,900

median of 35 HDB rental approvals for EXECUTIVE on Compassvale St since 2025-10.

Buying or selling at S$786,539?

Buying: Stamp duty on S$786,539 · Cash and CPF needed on S$786,539 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$786,539.

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

Primary schools near 291c Compassvale St

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
Jun 2026
Blk 291C · EXECUTIVE · 01 TO 03 · Apartment · 74 years left
125 sqmS$760,000S$6,080 psm
Dec 2025
Blk 291C · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
125 sqmS$820,000S$6,560 psm
Jul 2025
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 75 years left
125 sqmS$788,000S$6,304 psm
Apr 2025
Blk 291C · EXECUTIVE · 07 TO 09 · Apartment · 75 years left
125 sqmS$780,000S$6,240 psm
Aug 2024
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 76 years left
125 sqmS$753,000S$6,024 psm
Jun 2023
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 77 years left
125 sqmS$665,000S$5,320 psm
Apr 2023
Blk 291C · EXECUTIVE · 10 TO 12 · Apartment · 77 years left
125 sqmS$660,000S$5,280 psm
Oct 2022
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 78 years left
125 sqmS$640,000S$5,120 psm
Feb 2022
Blk 291C · EXECUTIVE · 13 TO 15 · Apartment · 78 years left
125 sqmS$628,888S$5,031 psm
Jan 2022
Blk 291C · EXECUTIVE · 01 TO 03 · Apartment · 79 years left
125 sqmS$567,000S$4,536 psm
Nov 2021
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 79 years left
125 sqmS$575,000S$4,600 psm
Oct 2021
Blk 291C · EXECUTIVE · 04 TO 06 · Apartment · 79 years left
125 sqmS$580,000S$4,640 psm
See more

Showing 12 of 64.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$754,533S$833,065S$902,226S$918,005
10 years63 yearsS$730,975S$891,054S$1,045,144S$1,082,021
20 years53 yearsS$673,220S$1,000,369S$1,376,274S$1,475,107

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.