Blk 299C Compassvale St
Project page · 99-year lease from 2001
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 299C | 13 TO 15 | 136 sqm | S$860,000 | S$6,324 psm | ×1.000 | S$6,324 psm |
| Jan 2026 | Blk 299C | 04 TO 06 | 135 sqm | S$785,000 | S$5,815 psm | ×0.997 | S$5,798 psm |
| Jan 2026 | Blk 299C | 07 TO 09 | 135 sqm | S$845,000 | S$6,259 psm | ×0.997 | S$6,241 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.
5.02% gross yield
S$42,600 of rent a year against the estimate above · 0.08 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 250D | EXECUTIVE | S$3,600 |
| Sept 2026 | 297B | EXECUTIVE | S$3,550 |
| Sept 2026 | 291C | EXECUTIVE | S$3,500 |
| Sept 2026 | 250C | EXECUTIVE | S$3,100 |
| Aug 2026 | 250B | EXECUTIVE | S$3,800 |
| Jul 2026 | 262C | EXECUTIVE | S$3,800 |
| Jun 2026 | 250D | EXECUTIVE | S$4,000 |
| Jun 2026 | 250A | EXECUTIVE | S$3,900 |
median of 35 HDB rental approvals for EXECUTIVE on Compassvale St since 2025-10.
Buying or selling at S$848,749?
Buying: Stamp duty on S$848,749 · Cash and CPF needed on S$848,749 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$848,749.
Each opens with this figure filled in; change anything there.
Primary schools near 299c 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
- Rivervale Primary School · 373 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 633 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 664 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 710 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 738 m · no 2025 Phase 2C ballot
- North Spring Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,019 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,116 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,219 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,249 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,295 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,564 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,640 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,643 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,711 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,779 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 299C · EXECUTIVE · 13 TO 15 · Premium Apartment · 74 years left | 136 sqm | S$860,000 | S$6,324 psm |
| Jan 2026 | Blk 299C · EXECUTIVE · 07 TO 09 · Premium Apartment · 75 years left | 135 sqm | S$845,000 | S$6,259 psm |
| Jan 2026 | Blk 299C · EXECUTIVE · 04 TO 06 · Premium Apartment · 75 years left | 135 sqm | S$785,000 | S$5,815 psm |
| May 2025 | Blk 299C · 5 ROOM · 04 TO 06 · Premium Apartment · 75 years left | 114 sqm | S$642,000 | S$5,632 psm |
| Apr 2025 | Blk 299C · 5 ROOM · 04 TO 06 · Premium Apartment · 75 years left | 115 sqm | S$630,000 | S$5,478 psm |
| Dec 2024 | Blk 299C · EXECUTIVE · 10 TO 12 · Premium Apartment · 76 years left | 136 sqm | S$840,000 | S$6,176 psm |
| May 2024 | Blk 299C · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 114 sqm | S$610,000 | S$5,351 psm |
| Oct 2023 | Blk 299C · EXECUTIVE · 07 TO 09 · Premium Apartment · 77 years left | 136 sqm | S$750,000 | S$5,515 psm |
| Aug 2023 | Blk 299C · EXECUTIVE · 13 TO 15 · Premium Apartment · 77 years left | 136 sqm | S$780,000 | S$5,735 psm |
| Jun 2023 | Blk 299C · EXECUTIVE · 01 TO 03 · Premium Apartment · 77 years left | 135 sqm | S$733,000 | S$5,430 psm |
| Jun 2023 | Blk 299C · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 114 sqm | S$590,000 | S$5,175 psm |
| Mar 2023 | Blk 299C · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 114 sqm | S$560,000 | S$4,912 psm |
| Oct 2022 | Blk 299C · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 114 sqm | S$540,000 | S$4,737 psm |
| Jul 2022 | Blk 299C · EXECUTIVE · 16 TO 18 · Premium Apartment · 78 years left | 136 sqm | S$685,000 | S$5,037 psm |
| Jun 2022 | Blk 299C · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 114 sqm | S$550,000 | S$4,825 psm |
| Mar 2022 | Blk 299C · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left | 136 sqm | S$615,000 | S$4,522 psm |
| Nov 2021 | Blk 299C · 5 ROOM · 16 TO 18 · Premium Apartment · 79 years left | 114 sqm | S$570,000 | S$5,000 psm |
| Oct 2021 | Blk 299C · EXECUTIVE · 01 TO 03 · Premium Apartment · 79 years left | 135 sqm | S$565,000 | S$4,185 psm |
Showing 18 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 299C · EXECUTIVE | S$3,400 | — |
| Mar 2026 | Blk 299C · EXECUTIVE | S$3,900 | — |
| Jan 2026 | Blk 299C · EXECUTIVE | S$2,500 | — |
| Oct 2025 | Blk 299C · EXECUTIVE | S$4,000 | — |
| Sept 2025 | Blk 299C · EXECUTIVE | S$3,100 | — |
| Jul 2025 | Blk 299C · EXECUTIVE | S$3,880 | — |
| Apr 2025 | Blk 299C · 5 ROOM | S$3,400 | — |
| Mar 2025 | Blk 299C · 5 ROOM | S$3,500 | — |
| Feb 2025 | Blk 299C · EXECUTIVE | S$3,900 | — |
| Jan 2025 | Blk 299C · EXECUTIVE | S$3,200 | — |
| Nov 2024 | Blk 299C · EXECUTIVE | S$3,600 | — |
| Oct 2024 | Blk 299C · EXECUTIVE | S$3,300 | — |
| Mar 2024 | Blk 299C · EXECUTIVE | S$4,000 | — |
| Dec 2023 | Blk 299C · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 299C · EXECUTIVE | S$2,500 | — |
| Nov 2023 | Blk 299C · EXECUTIVE | S$4,000 | — |
| Sept 2023 | Blk 299C · EXECUTIVE | S$2,800 | — |
| Jul 2023 | Blk 299C · EXECUTIVE | S$3,880 | — |
| Apr 2023 | Blk 299C · 5 ROOM | S$2,250 | — |
| Feb 2023 | Blk 299C · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 299C · EXECUTIVE | S$2,980 | — |
| Dec 2022 | Blk 299C · EXECUTIVE | S$2,200 | — |
| Oct 2022 | Blk 299C · EXECUTIVE | S$3,200 | — |
| Sept 2022 | Blk 299C · EXECUTIVE | S$2,450 | — |
| Aug 2022 | Blk 299C · EXECUTIVE | S$2,000 | — |
| Jul 2022 | Blk 299C · 5 ROOM | S$2,450 | — |
| Jun 2022 | Blk 299C · EXECUTIVE | S$3,500 | — |
| Jan 2022 | Blk 299C · EXECUTIVE | S$2,280 | — |
| Dec 2021 | Blk 299C · 5 ROOM | S$2,500 | — |
| Nov 2021 | Blk 299C · EXECUTIVE | S$2,200 | — |
| Nov 2021 | Blk 299C · EXECUTIVE | S$2,100 | — |
| Oct 2021 | Blk 299C · EXECUTIVE | S$2,300 | — |
| May 2021 | Blk 299C · 5 ROOM | S$1,950 | — |
| Mar 2021 | Blk 299C · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 299C · 5 ROOM | S$2,600 | — |
| Jan 2021 | Blk 299C · EXECUTIVE | S$2,180 | — |
| Jan 2021 | Blk 299C · EXECUTIVE | S$1,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$814,212 | S$898,955 | S$973,586 | S$990,613 |
| 10 years | 63 years | S$788,790 | S$961,530 | S$1,127,808 | S$1,167,602 |
| 20 years | 53 years | S$726,467 | S$1,079,492 | S$1,485,128 | S$1,591,779 |
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.