Blk 206D Compassvale Lane
Project page · 99-year lease from 1999
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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 206D | 04 TO 06 | 122 sqm | S$707,000 | S$5,795 psm | ×0.997 | S$5,778 psm |
| Mar 2026 | Blk 206D | 13 TO 15 | 122 sqm | S$738,888 | S$6,056 psm | ×0.997 | S$6,039 psm |
| Dec 2025 | Blk 206D | 13 TO 15 | 122 sqm | S$700,000 | S$5,738 psm | ×0.996 | S$5,715 psm |
| Dec 2025 | Blk 206D | 01 TO 03 | 122 sqm | S$665,000 | S$5,451 psm | ×0.996 | S$5,429 psm |
How accurate is this estimate for Compassvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Compassvale Lane since.
- Median error
- 2.8%
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.
5.65% gross yield
S$39,600 of rent a year against the estimate above · 0.24 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 24 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 | 206C | 5 ROOM | S$4,100 |
| Sept 2026 | 207B | 5 ROOM | S$3,400 |
| Sept 2026 | 207C | 5 ROOM | S$3,100 |
| Aug 2026 | 206A | 5 ROOM | S$3,300 |
| Jun 2026 | 213A | 5 ROOM | S$3,850 |
| Jun 2026 | 207C | 5 ROOM | S$3,500 |
| Jun 2026 | 206B | 5 ROOM | S$3,300 |
| May 2026 | 206B | 5 ROOM | S$3,300 |
median of 24 HDB rental approvals for 5 ROOM on Compassvale Lane since 2025-10.
Buying or selling at S$701,082?
Buying: Stamp duty on S$701,082 · Cash and CPF needed on S$701,082 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$701,082.
Each opens with this figure filled in; change anything there.
Primary schools near 206d Compassvale Lane
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
- Seng Kang Primary School · 284 m · no 2025 Phase 2C ballot
- North Vista Primary School · 418 m · no 2025 Phase 2C ballot
- North Spring Primary School · 612 m · no 2025 Phase 2C ballot
- Palm View Primary School · 673 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 764 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 797 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,009 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,108 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,128 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,355 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Mee Toh School · 1,461 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,507 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,561 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,573 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,817 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 206D · 5 ROOM · 13 TO 15 · Improved · 73 years left | 122 sqm | S$738,888 | S$6,056 psm |
| Mar 2026 | Blk 206D · 5 ROOM · 04 TO 06 · Improved · 73 years left | 122 sqm | S$707,000 | S$5,795 psm |
| Dec 2025 | Blk 206D · 5 ROOM · 01 TO 03 · Improved · 73 years left | 122 sqm | S$665,000 | S$5,451 psm |
| Dec 2025 | Blk 206D · 5 ROOM · 13 TO 15 · Improved · 73 years left | 122 sqm | S$700,000 | S$5,738 psm |
| Oct 2025 | Blk 206D · 5 ROOM · 04 TO 06 · Improved · 73 years left | 122 sqm | S$700,000 | S$5,738 psm |
| Mar 2025 | Blk 206D · 5 ROOM · 13 TO 15 · Improved · 74 years left | 122 sqm | S$758,888 | S$6,220 psm |
| Mar 2025 | Blk 206D · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$650,000 | S$5,328 psm |
| Dec 2024 | Blk 206D · 5 ROOM · 10 TO 12 · Improved · 74 years left | 122 sqm | S$722,888 | S$5,925 psm |
| Aug 2024 | Blk 206D · 5 ROOM · 07 TO 09 · Improved · 74 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Apr 2024 | Blk 206D · 5 ROOM · 07 TO 09 · Improved · 75 years left | 122 sqm | S$648,000 | S$5,311 psm |
| Jan 2024 | Blk 206D · 5 ROOM · 13 TO 15 · Improved · 75 years left | 122 sqm | S$655,000 | S$5,369 psm |
| Aug 2023 | Blk 206D · 5 ROOM · 04 TO 06 · Improved · 75 years left | 122 sqm | S$570,000 | S$4,672 psm |
| Apr 2023 | Blk 206D · 5 ROOM · 16 TO 18 · Improved · 75 years left | 122 sqm | S$628,000 | S$5,148 psm |
| Jul 2022 | Blk 206D · 5 ROOM · 01 TO 03 · Improved · 76 years left | 122 sqm | S$540,000 | S$4,426 psm |
| Apr 2022 | Blk 206D · 5 ROOM · 07 TO 09 · Improved · 76 years left | 122 sqm | S$560,000 | S$4,590 psm |
Showing 15 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 206D · 5 ROOM | S$2,800 | — |
| Dec 2025 | Blk 206D · 5 ROOM | S$2,800 | — |
| Aug 2025 | Blk 206D · 5 ROOM | S$3,100 | — |
| Oct 2024 | Blk 206D · 5 ROOM | S$3,000 | — |
| Apr 2024 | Blk 206D · 5 ROOM | S$2,800 | — |
| Dec 2023 | Blk 206D · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 206D · 5 ROOM | S$3,250 | — |
| Apr 2023 | Blk 206D · 5 ROOM | S$2,200 | — |
| Jan 2023 | Blk 206D · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 206D · 5 ROOM | S$2,400 | — |
| Apr 2022 | Blk 206D · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 206D · 5 ROOM | S$2,000 | — |
| Jan 2022 | Blk 206D · 5 ROOM | S$2,800 | — |
| Nov 2021 | Blk 206D · 5 ROOM | S$1,900 | — |
| Oct 2021 | Blk 206D · 5 ROOM | S$1,900 | — |
| May 2021 | Blk 206D · 5 ROOM | S$2,200 | — |
| May 2021 | Blk 206D · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 206D · 5 ROOM | S$2,000 | — |
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 71 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 | 66 years | S$672,553 | S$742,553 | S$804,199 | S$818,264 |
| 10 years | 61 years | S$651,554 | S$794,241 | S$931,590 | S$964,460 |
| 20 years | 51 years | S$600,075 | S$891,679 | S$1,226,742 | S$1,314,837 |
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.