Blk 211D Compassvale Lane
Project page · 99-year lease from 2013
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 211D | 04 TO 06 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| Apr 2026 | Blk 211D | 07 TO 09 | 93 sqm | S$649,888 | S$6,988 psm | ×1.000 | S$6,988 psm |
| Mar 2026 | Blk 211D | 16 TO 18 | 95 sqm | S$670,000 | S$7,053 psm | ×0.997 | S$7,032 psm |
| Dec 2025 | Blk 211D | 04 TO 06 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 psm |
| Nov 2025 | Blk 211D | 10 TO 12 | 93 sqm | S$655,000 | S$7,043 psm | ×0.996 | S$7,015 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.
5.91% gross yield
S$38,400 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 61 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 |
|---|---|---|---|
| Sept 2026 | 208A | 4 ROOM | S$3,480 |
| Sept 2026 | 213B | 4 ROOM | S$3,300 |
| Sept 2026 | 209C | 4 ROOM | S$3,300 |
| Sept 2026 | 210C | 4 ROOM | S$3,250 |
| Sept 2026 | 206C | 4 ROOM | S$3,000 |
| Sept 2026 | 210B | 4 ROOM | S$3,000 |
| Aug 2026 | 206C | 4 ROOM | S$3,300 |
| Aug 2026 | 206A | 4 ROOM | S$2,900 |
median of 61 HDB rental approvals for 4 ROOM on Compassvale Lane since 2025-10.
Buying or selling at S$649,888?
Buying: Stamp duty on S$649,888 · Cash and CPF needed on S$649,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$649,888.
Each opens with this figure filled in; change anything there.
Primary schools near 211d 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 · 348 m · no 2025 Phase 2C ballot
- North Spring Primary School · 366 m · no 2025 Phase 2C ballot
- North Vista Primary School · 459 m · no 2025 Phase 2C ballot
- Palm View Primary School · 896 m · no 2025 Phase 2C ballot
- Punggol Primary School · 921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 965 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,126 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,219 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Mee Toh School · 1,366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,438 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,445 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,571 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,721 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,732 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,782 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,786 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Apr 2026 | Blk 211D · 4 ROOM · 07 TO 09 · Model A · 86 years left | 93 sqm | S$649,888 | S$6,988 psm |
| Mar 2026 | Blk 211D · 4 ROOM · 16 TO 18 · Model A · 86 years left | 95 sqm | S$670,000 | S$7,053 psm |
| Dec 2025 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Nov 2025 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Sept 2025 | Blk 211D · 4 ROOM · 16 TO 18 · Model A · 87 years left | 95 sqm | S$680,888 | S$7,167 psm |
| Sept 2025 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Aug 2025 | Blk 211D · 4 ROOM · 13 TO 15 · Model A · 87 years left | 97 sqm | S$690,000 | S$7,113 psm |
| Sept 2024 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Aug 2024 | Blk 211D · 4 ROOM · 16 TO 18 · Model A · 88 years left | 95 sqm | S$685,000 | S$7,211 psm |
| Jan 2024 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2024 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 88 years left | 68 sqm | S$443,000 | S$6,515 psm |
| Nov 2023 | Blk 211D · 4 ROOM · 13 TO 15 · Model A · 88 years left | 97 sqm | S$628,000 | S$6,474 psm |
| Oct 2023 | Blk 211D · 3 ROOM · 16 TO 18 · Model A · 88 years left | 68 sqm | S$462,000 | S$6,794 psm |
| Oct 2023 | Blk 211D · 3 ROOM · 10 TO 12 · Model A · 88 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Aug 2023 | Blk 211D · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$518,000 | S$5,570 psm |
| May 2023 | Blk 211D · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$598,000 | S$6,430 psm |
| Mar 2023 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Mar 2023 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 89 years left excluded: outlier | 68 sqm | S$409,999 | S$6,029 psm |
| Dec 2022 | Blk 211D · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Nov 2022 | Blk 211D · 3 ROOM · 10 TO 12 · Model A · 89 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Jul 2022 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$498,000 | S$5,355 psm |
| Jul 2022 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 90 years left | 68 sqm | S$427,000 | S$6,279 psm |
| Mar 2022 | Blk 211D · 4 ROOM · 16 TO 18 · Model A · 90 years left | 95 sqm | S$542,800 | S$5,714 psm |
| Mar 2022 | Blk 211D · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Mar 2022 | Blk 211D · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jan 2022 | Blk 211D · 4 ROOM · 13 TO 15 · Model A · 90 years left | 95 sqm | S$542,800 | S$5,714 psm |
| Dec 2021 | Blk 211D · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$512,000 | S$5,505 psm |
| Dec 2021 | Blk 211D · 3 ROOM · 07 TO 09 · Model A · 90 years left | 68 sqm | S$390,000 | S$5,735 psm |
Showing 29 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 211D · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 211D · 4 ROOM | S$2,200 | — |
| Mar 2026 | Blk 211D · 4 ROOM | S$3,400 | — |
| Feb 2026 | Blk 211D · 4 ROOM | S$2,900 | — |
| Sept 2025 | Blk 211D · 4 ROOM | S$2,900 | — |
| Jun 2025 | Blk 211D · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 211D · 3 ROOM | S$1,000 | — |
| Apr 2025 | Blk 211D · 4 ROOM | S$3,650 | — |
| Mar 2025 | Blk 211D · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 211D · 3 ROOM | S$1,000 | — |
| Oct 2024 | Blk 211D · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 211D · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 211D · 3 ROOM | S$1,000 | — |
| Apr 2023 | Blk 211D · 4 ROOM | S$3,650 | — |
| Dec 2022 | Blk 211D · 4 ROOM | S$3,400 | — |
| Oct 2022 | Blk 211D · 3 ROOM | S$1,000 | — |
| Aug 2022 | Blk 211D · 4 ROOM | S$2,200 | — |
| Mar 2022 | Blk 211D · 4 ROOM | S$2,700 | — |
| Dec 2021 | Blk 211D · 4 ROOM | S$2,550 | — |
| Dec 2021 | Blk 211D · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 211D · 4 ROOM | S$2,450 | — |
| Sept 2021 | Blk 211D · 3 ROOM | S$1,000 | — |
| Jul 2021 | Blk 211D · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 211D · 3 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 85 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 | 80 years | S$610,193 | S$673,703 | S$729,633 | S$742,393 |
| 10 years | 75 years | S$570,327 | S$695,225 | S$815,451 | S$844,223 |
| 20 years | 65 years | S$516,342 | S$767,257 | S$1,055,567 | S$1,131,370 |
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.