Blk 291D Compassvale St
Project page · 99-year lease from 2001
Based on 21 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 262A | 13 TO 15 | 110 sqm | S$740,000 | S$6,727 psm | ×1.000 | S$6,727 psm |
| Sept 2026 | Blk 298D | 04 TO 06 | 114 sqm | S$630,000 | S$5,526 psm | ×1.000 | S$5,526 psm |
| Aug 2026 | Blk 262D | 04 TO 06 | 110 sqm | S$720,000 | S$6,545 psm | ×1.000 | S$6,545 psm |
| Jul 2026 | Blk 291D | 01 TO 03 | 110 sqm | S$565,000 | S$5,136 psm | ×1.000 | S$5,136 psm |
| Jul 2026 | Blk 297B | 04 TO 06 | 122 sqm | S$645,000 | S$5,287 psm | ×1.000 | S$5,287 psm |
| Jun 2026 | Blk 299B | 10 TO 12 | 114 sqm | S$645,000 | S$5,658 psm | ×1.000 | S$5,658 psm |
| May 2026 | Blk 299A | 10 TO 12 | 114 sqm | S$652,000 | S$5,719 psm | ×1.000 | S$5,719 psm |
| May 2026 | Blk 252 | 04 TO 06 | 116 sqm | S$595,000 | S$5,129 psm | ×1.000 | S$5,129 psm |
| May 2026 | Blk 299A | 01 TO 03 | 114 sqm | S$630,000 | S$5,526 psm | ×1.000 | S$5,526 psm |
| May 2026 | Blk 298C | 01 TO 03 | 114 sqm | S$632,000 | S$5,544 psm | ×1.000 | S$5,544 psm |
| May 2026 | Blk 299A | 07 TO 09 | 114 sqm | S$703,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| May 2026 | Blk 297A | 01 TO 03 | 113 sqm | S$635,000 | S$5,619 psm | ×1.000 | S$5,619 psm |
| Apr 2026 | Blk 298D | 04 TO 06 | 115 sqm | S$645,000 | S$5,609 psm | ×1.000 | S$5,609 psm |
| Apr 2026 | Blk 291B | 07 TO 09 | 110 sqm | S$673,000 | S$6,118 psm | ×1.000 | S$6,118 psm |
| Mar 2026 | Blk 298A | 07 TO 09 | 122 sqm | S$700,000 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Mar 2026 | Blk 292A | 10 TO 12 | 110 sqm | S$615,888 | S$5,599 psm | ×0.997 | S$5,582 psm |
| Feb 2026 | Blk 299B | 16 TO 18 | 121 sqm | S$733,000 | S$6,058 psm | ×0.997 | S$6,040 psm |
| Jan 2026 | Blk 299B | 07 TO 09 | 114 sqm | S$650,000 | S$5,702 psm | ×0.997 | S$5,685 psm |
| Dec 2025 | Blk 262A | 10 TO 12 | 110 sqm | S$735,888 | S$6,690 psm | ×0.996 | S$6,664 psm |
| Nov 2025 | Blk 299A | 07 TO 09 | 122 sqm | S$715,000 | S$5,861 psm | ×0.996 | S$5,838 psm |
| Nov 2025 | Blk 297B | 01 TO 03 | 113 sqm | S$620,500 | S$5,491 psm | ×0.996 | S$5,470 psm |
How accurate is this estimate for Compassvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Compassvale St since.
- Median error
- 2.5%
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.
6.36% gross yield
S$39,600 of rent a year against the estimate above · 0.47 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 61 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 | 262D | 5 ROOM | S$3,200 |
| Sept 2026 | 299B | 5 ROOM | S$3,100 |
| Aug 2026 | 297B | 5 ROOM | S$3,700 |
| Aug 2026 | 298D | 5 ROOM | S$3,500 |
| Aug 2026 | 292B | 5 ROOM | S$3,400 |
| Aug 2026 | 298D | 5 ROOM | S$3,300 |
| Aug 2026 | 291D | 5 ROOM | S$3,200 |
| Aug 2026 | 252 | 5 ROOM | S$3,200 |
median of 61 HDB rental approvals for 5 ROOM on Compassvale St since 2025-10.
Buying or selling at S$622,368?
Buying: Stamp duty on S$622,368 · Cash and CPF needed on S$622,368 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$622,368.
Each opens with this figure filled in; change anything there.
Primary schools near 291d Compassvale St
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
- Compassvale Primary School · 201 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 746 m · no 2025 Phase 2C ballot
- Springdale Primary School · 893 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,032 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,085 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Spring Primary School · 1,099 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 1,154 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,332 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,482 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,506 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,535 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,559 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,564 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,579 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 291D · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$565,000 | S$5,136 psm |
| May 2026 | Blk 291D · 4 ROOM · 13 TO 15 · Model A · 74 years left | 90 sqm | S$560,000 | S$6,222 psm |
| Apr 2026 | Blk 291D · 4 ROOM · 13 TO 15 · Model A · 75 years left | 90 sqm | S$550,000 | S$6,111 psm |
| Dec 2025 | Blk 291D · 4 ROOM · 01 TO 03 · Model A · 75 years left | 90 sqm | S$538,000 | S$5,978 psm |
| Jul 2025 | Blk 291D · 5 ROOM · 01 TO 03 · Improved · 75 years left | 113 sqm | S$630,000 | S$5,575 psm |
| May 2024 | Blk 291D · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$616,000 | S$5,600 psm |
| Jan 2024 | Blk 291D · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Jan 2024 | Blk 291D · 4 ROOM · 01 TO 03 · Model A · 77 years left | 90 sqm | S$485,000 | S$5,389 psm |
| Sept 2023 | Blk 291D · 4 ROOM · 01 TO 03 · Model A · 77 years left | 90 sqm | S$490,000 | S$5,444 psm |
| Oct 2022 | Blk 291D · 5 ROOM · 10 TO 12 · Improved · 78 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Sept 2022 | Blk 291D · 4 ROOM · 01 TO 03 · Model A · 78 years left | 90 sqm | S$430,000 | S$4,778 psm |
| Jun 2022 | Blk 291D · 5 ROOM · 10 TO 12 · Improved · 78 years left | 110 sqm | S$540,000 | S$4,909 psm |
| May 2022 | Blk 291D · 5 ROOM · 10 TO 12 · Improved · 78 years left | 110 sqm | S$520,000 | S$4,727 psm |
| Jan 2022 | Blk 291D · 4 ROOM · 13 TO 15 · Model A · 79 years left | 90 sqm | S$440,000 | S$4,889 psm |
Showing 14 of 78.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 291D · 5 ROOM | S$3,200 | — |
| Aug 2026 | Blk 291D · 5 ROOM | S$3,100 | — |
| Jun 2026 | Blk 291D · 5 ROOM | S$3,300 | — |
| Mar 2026 | Blk 291D · 5 ROOM | S$3,100 | — |
| Dec 2025 | Blk 291D · 5 ROOM | S$3,650 | — |
| Oct 2025 | Blk 291D · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 291D · 4 ROOM | S$2,400 | — |
| Aug 2024 | Blk 291D · 5 ROOM | S$2,800 | — |
| May 2024 | Blk 291D · 5 ROOM | S$3,300 | — |
| Mar 2024 | Blk 291D · 5 ROOM | S$3,100 | — |
| Mar 2024 | Blk 291D · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 291D · 5 ROOM | S$3,100 | — |
| Oct 2023 | Blk 291D · 5 ROOM | S$3,600 | — |
| Apr 2023 | Blk 291D · 5 ROOM | S$3,500 | — |
| Jan 2023 | Blk 291D · 4 ROOM | S$2,200 | — |
| Aug 2022 | Blk 291D · 5 ROOM | S$2,100 | — |
| Feb 2022 | Blk 291D · 5 ROOM | S$2,000 | — |
| Jan 2022 | Blk 291D · 5 ROOM | S$2,900 | — |
| Dec 2021 | Blk 291D · 5 ROOM | S$2,380 | — |
| Dec 2021 | Blk 291D · 4 ROOM | S$1,700 | — |
| Oct 2021 | Blk 291D · 5 ROOM | S$2,300 | — |
| Jun 2021 | Blk 291D · 5 ROOM | S$1,900 | — |
| May 2021 | Blk 291D · 5 ROOM | S$2,250 | — |
| Feb 2021 | Blk 291D · 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 73 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 | 68 years | S$597,043 | S$659,183 | S$713,908 | S$726,394 |
| 10 years | 63 years | S$578,401 | S$705,068 | S$826,996 | S$856,175 |
| 20 years | 53 years | S$532,701 | S$791,566 | S$1,089,010 | S$1,167,215 |
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.