Blk 223D Compassvale Walk
Project page · 99-year lease from 1999
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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 223D | 13 TO 15 | 102 sqm | S$660,000 | S$6,471 psm | ×0.997 | S$6,452 psm |
| Feb 2026 | Blk 223D | 01 TO 03 | 102 sqm | S$615,000 | S$6,029 psm | ×0.997 | S$6,012 psm |
| Dec 2025 | Blk 223D | 07 TO 09 | 102 sqm | S$610,000 | S$5,980 psm | ×0.996 | S$5,957 psm |
How accurate is this estimate for Compassvale Walk?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 63 sales in Compassvale Walk since.
- Median error
- 2.9%
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.
6.26% gross yield
S$38,400 of rent a year against the estimate above · 0.06 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 223A | 4 ROOM | S$3,500 |
| Sept 2026 | 228B | 4 ROOM | S$3,000 |
| Sept 2026 | 231 | 4 ROOM | S$2,600 |
| Aug 2026 | 231 | 4 ROOM | S$3,400 |
| Aug 2026 | 223A | 4 ROOM | S$3,300 |
| Jul 2026 | 231 | 4 ROOM | S$3,600 |
| Jul 2026 | 234 | 4 ROOM | S$3,400 |
| Jul 2026 | 226A | 4 ROOM | S$3,200 |
median of 38 HDB rental approvals for 4 ROOM on Compassvale Walk since 2025-10.
Buying or selling at S$613,185?
Buying: Stamp duty on S$613,185 · Cash and CPF needed on S$613,185 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$613,185.
Each opens with this figure filled in; change anything there.
Primary schools near 223d Compassvale Walk
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 · 150 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 638 m · no 2025 Phase 2C ballot
- North Vista Primary School · 647 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 804 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 852 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Anchor Green Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,181 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,320 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,340 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,587 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Edgefield Primary School · 1,626 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,712 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,721 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,795 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,945 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 223D · 4 ROOM · 01 TO 03 · Model A · 72 years left | 102 sqm | S$615,000 | S$6,029 psm |
| Feb 2026 | Blk 223D · 4 ROOM · 13 TO 15 · Model A · 72 years left | 102 sqm | S$660,000 | S$6,471 psm |
| Dec 2025 | Blk 223D · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$610,000 | S$5,980 psm |
| Sept 2025 | Blk 223D · 4 ROOM · 04 TO 06 · Model A · 73 years left | 102 sqm | S$610,000 | S$5,980 psm |
| Aug 2025 | Blk 223D · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$615,000 | S$6,029 psm |
| Jun 2025 | Blk 223D · 4 ROOM · 01 TO 03 · Model A · 73 years left | 102 sqm | S$550,000 | S$5,392 psm |
| Jan 2025 | Blk 223D · 4 ROOM · 07 TO 09 · Model A · 73 years left | 102 sqm | S$585,000 | S$5,735 psm |
| Dec 2023 | Blk 223D · 4 ROOM · 13 TO 15 · Model A · 75 years left | 102 sqm | S$593,000 | S$5,814 psm |
| Oct 2023 | Blk 223D · 4 ROOM · 13 TO 15 · Model A · 75 years left | 102 sqm | S$590,000 | S$5,784 psm |
| Oct 2023 | Blk 223D · 4 ROOM · 01 TO 03 · Model A · 75 years left | 102 sqm | S$527,000 | S$5,167 psm |
| Sept 2023 | Blk 223D · 4 ROOM · 01 TO 03 · Model A · 75 years left | 102 sqm | S$550,000 | S$5,392 psm |
| Apr 2023 | Blk 223D · 4 ROOM · 07 TO 09 · Model A · 75 years left | 102 sqm | S$550,000 | S$5,392 psm |
| Feb 2023 | Blk 223D · 4 ROOM · 10 TO 12 · Model A · 75 years left | 102 sqm | S$523,000 | S$5,127 psm |
| Dec 2022 | Blk 223D · 4 ROOM · 10 TO 12 · Model A · 76 years left | 102 sqm | S$518,000 | S$5,078 psm |
| Oct 2022 | Blk 223D · 4 ROOM · 07 TO 09 · Model A · 76 years left | 102 sqm | S$530,000 | S$5,196 psm |
| Jun 2022 | Blk 223D · 4 ROOM · 01 TO 03 · Model A · 76 years left | 102 sqm | S$482,000 | S$4,725 psm |
Showing 16 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 223D · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 223D · 5 ROOM | S$2,500 | — |
| Jul 2025 | Blk 223D · 4 ROOM | S$800 | — |
| Mar 2025 | Blk 223D · 4 ROOM | S$2,000 | — |
| Jul 2024 | Blk 223D · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 223D · 5 ROOM | S$2,500 | — |
| Jul 2023 | Blk 223D · 5 ROOM | S$3,350 | — |
| Mar 2023 | Blk 223D · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 223D · 4 ROOM | S$2,000 | — |
| Jul 2022 | Blk 223D · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 223D · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 223D · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 223D · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 223D · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 223D · 4 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$588,234 | S$649,457 | S$703,375 | S$715,676 |
| 10 years | 61 years | S$569,867 | S$694,665 | S$814,794 | S$843,543 |
| 20 years | 51 years | S$524,842 | S$779,887 | S$1,072,943 | S$1,149,993 |
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.