Blk 273D Compassvale Link
Project page · 99-year lease from 2009
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 273D | 13 TO 15 | 90 sqm | S$850,000 | S$9,444 psm | ×1.000 | S$9,444 psm |
| Aug 2026 | Blk 273D | 07 TO 09 | 90 sqm | S$843,000 | S$9,367 psm | ×1.000 | S$9,367 psm |
| Jul 2026 | Blk 273D | 04 TO 06 | 90 sqm | S$653,000 | S$7,256 psm | ×1.000 | S$7,256 psm |
| May 2026 | Blk 273D | 07 TO 09 | 90 sqm | S$740,888 | S$8,232 psm | ×1.000 | S$8,232 psm |
| Mar 2026 | Blk 273D | 10 TO 12 | 90 sqm | S$841,888 | S$9,354 psm | ×0.997 | S$9,327 psm |
| Nov 2025 | Blk 273D | 10 TO 12 | 90 sqm | S$840,000 | S$9,333 psm | ×0.996 | S$9,297 psm |
How accurate is this estimate for Compassvale Link?
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 Link since.
- Median error
- 3.4%
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.
5.01% gross yield
S$42,000 of rent a year against the estimate above · 0.83 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 91 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 | 277B | 4 ROOM | S$3,600 |
| Sept 2026 | 273C | 4 ROOM | S$3,600 |
| Sept 2026 | 275B | 4 ROOM | S$3,500 |
| Sept 2026 | 267A | 4 ROOM | S$3,400 |
| Sept 2026 | 265B | 4 ROOM | S$3,400 |
| Sept 2026 | 273A | 4 ROOM | S$3,350 |
| Sept 2026 | 277B | 4 ROOM | S$3,300 |
| Sept 2026 | 269B | 4 ROOM | S$3,200 |
median of 91 HDB rental approvals for 4 ROOM on Compassvale Link since 2025-10.
Buying or selling at S$838,051?
Buying: Stamp duty on S$838,051 · Cash and CPF needed on S$838,051 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$838,051.
Each opens with this figure filled in; change anything there.
Primary schools near 273d Compassvale Link
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
- North Vista Primary School · 111 m · no 2025 Phase 2C ballot
- Palm View Primary School · 277 m · no 2025 Phase 2C ballot
- Punggol Primary School · 610 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 725 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 862 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Anchor Green Primary School · 1,003 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Montfort Junior School (boys) · 1,077 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,101 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Yio Chu Kang Primary School · 1,124 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,153 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,228 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,452 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,566 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,716 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,874 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,902 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Green Primary School · 1,932 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 90 sqm | S$843,000 | S$9,367 psm |
| Aug 2026 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 82 years left | 90 sqm | S$850,000 | S$9,444 psm |
| Jul 2026 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 90 sqm | S$653,000 | S$7,256 psm |
| May 2026 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 90 sqm | S$740,888 | S$8,232 psm |
| Mar 2026 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left | 90 sqm | S$841,888 | S$9,354 psm |
| Nov 2025 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 83 years left | 90 sqm | S$840,000 | S$9,333 psm |
| May 2025 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 83 years left | 90 sqm | S$820,000 | S$9,111 psm |
| Jan 2025 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 84 years left | 90 sqm | S$726,000 | S$8,067 psm |
| Dec 2024 | Blk 273D · 4 ROOM · 16 TO 18 · Premium Apartment · 84 years left | 90 sqm | S$820,000 | S$9,111 psm |
| Nov 2024 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 84 years left | 90 sqm | S$818,000 | S$9,089 psm |
| Oct 2024 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 84 years left | 90 sqm | S$762,000 | S$8,467 psm |
| Dec 2023 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 85 years left | 90 sqm | S$700,000 | S$7,778 psm |
| Oct 2023 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 85 years left | 90 sqm | S$723,000 | S$8,033 psm |
| Oct 2023 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 85 years left | 90 sqm | S$680,000 | S$7,556 psm |
| Oct 2023 | Blk 273D · 4 ROOM · 01 TO 03 · Premium Apartment · 85 years left | 90 sqm | S$645,000 | S$7,167 psm |
| May 2023 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 85 years left | 90 sqm | S$688,000 | S$7,644 psm |
| May 2023 | Blk 273D · 4 ROOM · 01 TO 03 · Premium Apartment · 85 years left | 90 sqm | S$645,000 | S$7,167 psm |
| Nov 2022 | Blk 273D · 4 ROOM · 04 TO 06 · Premium Apartment · 86 years left | 90 sqm | S$630,000 | S$7,000 psm |
| Sept 2022 | Blk 273D · 4 ROOM · 16 TO 18 · Premium Apartment · 86 years left | 90 sqm | S$700,000 | S$7,778 psm |
| Jul 2022 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 86 years left | 90 sqm | S$650,000 | S$7,222 psm |
| Mar 2022 | Blk 273D · 4 ROOM · 07 TO 09 · Premium Apartment · 87 years left | 90 sqm | S$615,000 | S$6,833 psm |
| Jan 2022 | Blk 273D · 4 ROOM · 10 TO 12 · Premium Apartment · 87 years left | 90 sqm | S$635,000 | S$7,056 psm |
| Dec 2021 | Blk 273D · 4 ROOM · 13 TO 15 · Premium Apartment · 87 years left | 90 sqm | S$600,000 | S$6,667 psm |
Showing 23 of 90.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 273D · 4 ROOM | S$3,700 | — |
| Jun 2026 | Blk 273D · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 273D · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 273D · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 273D · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 273D · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 273D · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 273D · 4 ROOM | S$3,700 | — |
| Dec 2024 | Blk 273D · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 273D · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 273D · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 273D · 4 ROOM | S$3,700 | — |
| Jan 2024 | Blk 273D · 4 ROOM | S$3,400 | — |
| Jan 2024 | Blk 273D · 4 ROOM | S$3,350 | — |
| Dec 2023 | Blk 273D · 4 ROOM | S$3,800 | — |
| Nov 2023 | Blk 273D · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 273D · 4 ROOM | S$2,800 | — |
| Jul 2023 | Blk 273D · 4 ROOM | S$3,200 | — |
| Nov 2022 | Blk 273D · 4 ROOM | S$4,000 | — |
| Oct 2022 | Blk 273D · 4 ROOM | S$3,050 | — |
| Oct 2022 | Blk 273D · 4 ROOM | S$2,600 | — |
| Jul 2022 | Blk 273D · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 273D · 4 ROOM | S$3,300 | — |
| Jan 2022 | Blk 273D · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 273D · 4 ROOM | S$2,350 | — |
| Dec 2021 | Blk 273D · 4 ROOM | S$2,480 | — |
| Oct 2021 | Blk 273D · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 273D · 4 ROOM | S$2,425 | — |
| Mar 2021 | Blk 273D · 4 ROOM | S$2,200 | — |
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 81 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 | 76 years | S$783,298 | S$864,824 | S$936,621 | S$953,002 |
| 10 years | 71 years | S$739,236 | S$901,124 | S$1,056,956 | S$1,094,249 |
| 20 years | 61 years | S$687,013 | S$1,020,865 | S$1,404,471 | S$1,505,329 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.