Blk 216D Compassvale Dr
Project page · 99-year lease from 2017
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 216D | 04 TO 06 | 112 sqm | S$935,000 | S$8,348 psm | ×1.000 | S$8,348 psm |
| Aug 2026 | Blk 216D | 04 TO 06 | 112 sqm | S$955,888 | S$8,535 psm | ×1.000 | S$8,535 psm |
| Jul 2026 | Blk 216D | 10 TO 12 | 112 sqm | S$1,108,000 | S$9,893 psm | ×1.000 | S$9,893 psm |
| Jun 2026 | Blk 216D | 10 TO 12 | 112 sqm | S$1,050,000 | S$9,375 psm | ×1.000 | S$9,375 psm |
| Apr 2026 | Blk 216D | 07 TO 09 | 112 sqm | S$950,000 | S$8,482 psm | ×1.000 | S$8,482 psm |
| Jan 2026 | Blk 216D | 04 TO 06 | 112 sqm | S$940,000 | S$8,393 psm | ×0.997 | S$8,368 psm |
| Jan 2026 | Blk 216D | 10 TO 12 | 112 sqm | S$1,080,000 | S$9,643 psm | ×0.997 | S$9,614 psm |
How accurate is this estimate for Compassvale Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Compassvale Dr since.
- Median error
- 3.8%
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.
4.21% gross yield
S$40,200 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 204A | 5 ROOM | S$4,100 |
| Sept 2026 | 227C | 5 ROOM | S$3,200 |
| Aug 2026 | 227A | 5 ROOM | S$3,500 |
| Jul 2026 | 201C | 5 ROOM | S$3,800 |
| Jul 2026 | 201D | 5 ROOM | S$3,500 |
| Jul 2026 | 204A | 5 ROOM | S$3,400 |
| Jul 2026 | 227B | 5 ROOM | S$3,400 |
| Jul 2026 | 201C | 5 ROOM | S$3,100 |
median of 38 HDB rental approvals for 5 ROOM on Compassvale Dr since 2025-10.
Buying or selling at S$955,888?
Buying: Stamp duty on S$955,888 · Cash and CPF needed on S$955,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$955,888.
Each opens with this figure filled in; change anything there.
Primary schools near 216d Compassvale Dr
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
- Nan Chiau Primary School · 356 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 475 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 663 m · no 2025 Phase 2C ballot
- Palm View Primary School · 685 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 726 m · no 2025 Phase 2C ballot
- North Vista Primary School · 736 m · no 2025 Phase 2C ballot
- North Spring Primary School · 972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,075 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 1,280 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,549 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,609 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,698 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,728 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,745 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Edgefield Primary School · 1,761 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,869 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 112 sqm | S$935,000 | S$8,348 psm |
| Aug 2026 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 112 sqm | S$955,888 | S$8,535 psm |
| Jul 2026 | Blk 216D · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$1,108,000 | S$9,893 psm |
| Jun 2026 | Blk 216D · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$1,050,000 | S$9,375 psm |
| Apr 2026 | Blk 216D · 5 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 112 sqm | S$950,000 | S$8,482 psm |
| Apr 2026 | Blk 216D · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 92 sqm | S$830,000 | S$9,022 psm |
| Jan 2026 | Blk 216D · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$1,080,000 | S$9,643 psm |
| Jan 2026 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 112 sqm | S$940,000 | S$8,393 psm |
| Dec 2024 | Blk 216D · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$860,000 | S$9,348 psm |
| Aug 2024 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 112 sqm | S$962,500 | S$8,594 psm |
| Jul 2024 | Blk 216D · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$808,000 | S$8,783 psm |
| Apr 2024 | Blk 216D · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 92 sqm | S$803,000 | S$8,728 psm |
| Aug 2023 | Blk 216D · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 112 sqm | S$925,000 | S$8,259 psm |
| Aug 2023 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 112 sqm | S$845,000 | S$7,545 psm |
| Oct 2022 | Blk 216D · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Sept 2022 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 112 sqm | S$826,000 | S$7,375 psm |
| Aug 2022 | Blk 216D · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 92 sqm | S$662,000 | S$7,196 psm |
| Jul 2022 | Blk 216D · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Apr 2022 | Blk 216D · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Feb 2022 | Blk 216D · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Jan 2022 | Blk 216D · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 112 sqm | S$725,000 | S$6,473 psm |
| Dec 2021 | Blk 216D · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Nov 2021 | Blk 216D · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 92 sqm | S$633,000 | S$6,880 psm |
| Oct 2021 | Blk 216D · 5 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 112 sqm | S$785,000 | S$7,009 psm |
Showing 24 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 216D · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 216D · 4 ROOM | S$4,040 | — |
| May 2024 | Blk 216D · 5 ROOM | S$4,000 | — |
| Sept 2023 | Blk 216D · 5 ROOM | S$4,000 | — |
| Jul 2023 | Blk 216D · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 216D · 5 ROOM | S$2,900 | — |
| Jan 2023 | Blk 216D · 5 ROOM | S$2,900 | — |
| Sept 2022 | Blk 216D · 4 ROOM | S$3,800 | — |
| Mar 2022 | Blk 216D · 4 ROOM | S$2,900 | — |
| Jan 2022 | Blk 216D · 5 ROOM | S$2,800 | — |
| Jan 2022 | Blk 216D · 5 ROOM | S$2,500 | — |
| Aug 2021 | Blk 216D · 4 ROOM | S$2,900 | — |
| Aug 2021 | Blk 216D · 5 ROOM | S$2,800 | — |
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$897,503 | S$990,916 | S$1,073,181 | S$1,091,949 |
| 10 years | 79 years | S$838,865 | S$1,022,572 | S$1,199,406 | S$1,241,725 |
| 20 years | 69 years | S$759,462 | S$1,128,521 | S$1,552,581 | S$1,664,075 |
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.