apartment · 545075
Compass Heights
Project page · 99-year lease from 2000
Indicative value range
S$1,672,789 – S$1,740,139
Indicative mid S$1,726,829 · S$1,337 psf
Based on 3 sales in this project, last 6 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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Compass Heights | 06-10 | 1,249 sqft | S$1,695,000 | S$1,358 psf | ×1.000 | S$1,358 psf |
| Jul 2026 | Compass Heights | 01-05 | 1,324 sqft | S$1,770,000 | S$1,337 psf | ×1.000 | S$1,337 psf |
| May 2026 | Compass Heights | 06-10 | 1,033 sqft | S$1,295,000 | S$1,253 psf | ×1.000 | S$1,253 psf |
How accurate is this estimate for Compass Heights?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Compass Heights since.
- Median error
- 5.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.71% gross yield
S$46,800 of rent a year against the estimate above · 0.64 points below flats like it
Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 71 of them.
In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,550 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,550 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$3,900 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$3,900 |
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,850 |
| Q3 2026 | 1200-1300 sqft | 2 | Non-landed Properties | S$3,800 |
median of 71 URA rental contracts at Compass Heights within a quarter of 120 sqm, since 2025Q4.
Buying or selling at S$1,726,829?
Buying: Stamp duty on S$1,726,829 · Cash and CPF needed on S$1,726,829 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,726,829.
Each opens with this figure filled in; change anything there.
Primary schools near 9 Sengkang Square
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 · 346 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 371 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 709 m · no 2025 Phase 2C ballot
- North Vista Primary School · 863 m · no 2025 Phase 2C ballot
- Palm View Primary School · 877 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 882 m · no 2025 Phase 2C ballot
- North Spring Primary School · 887 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 887 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol Green Primary School · 1,116 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,357 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,411 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,558 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,806 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,811 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,823 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,843 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,848 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Montfort Junior School (boys) · 1,872 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Compass Heights · 06-10 · Apartment · 72 years left | 1,249 sqft | S$1,695,000 | S$1,358 psf |
| Sept 2026 | Compass Heights · 11-15 · Apartment · 72 years left | 689 sqft | S$930,000 | S$1,350 psf |
| Aug 2026 | Compass Heights · 01-05 · Apartment · 72 years left excluded: outlier | 1,507 sqft | S$1,750,000 | S$1,161 psf |
| Jul 2026 | Compass Heights · 11-15 · Apartment · 73 years left | 667 sqft | S$950,000 | S$1,424 psf |
| Jul 2026 | Compass Heights · 01-05 · Apartment · 73 years left | 1,324 sqft | S$1,770,000 | S$1,337 psf |
| Jun 2026 | Compass Heights · 01-05 · Apartment · 73 years left | 689 sqft | S$970,000 | S$1,408 psf |
| May 2026 | Compass Heights · 06-10 · Apartment · 73 years left | 1,033 sqft | S$1,295,000 | S$1,253 psf |
| Apr 2026 | Compass Heights · 06-10 · Apartment · 73 years left | 1,550 sqft | S$2,108,888 | S$1,361 psf |
| Jan 2026 | Compass Heights · 06-10 · Apartment · 73 years left | 1,055 sqft | S$1,400,000 | S$1,327 psf |
| Jan 2026 | Compass Heights · 06-10 · Apartment · 73 years left | 667 sqft | S$920,000 | S$1,379 psf |
| Dec 2025 | Compass Heights · 01-05 · Apartment · 73 years left | 1,324 sqft | S$1,750,000 | S$1,322 psf |
| Dec 2025 | Compass Heights · 06-10 · Apartment · 73 years left | 667 sqft | S$940,000 | S$1,409 psf |
| Dec 2025 | Compass Heights · 01-05 · Apartment · 73 years left | 1,550 sqft | S$1,975,000 | S$1,274 psf |
| Nov 2025 | Compass Heights · 06-10 · Apartment · 73 years left | 1,109 sqft | S$1,450,000 | S$1,308 psf |
| Nov 2025 | Compass Heights · 11-15 · Apartment · 73 years left | 667 sqft | S$920,000 | S$1,379 psf |
| Sept 2025 | Compass Heights · 01-05 · Apartment · 73 years left | 2,357 sqft | S$1,900,000 | S$806 psf |
| Sept 2025 | Compass Heights · 06-10 · Apartment · 73 years left | 1,550 sqft | S$2,060,000 | S$1,329 psf |
| Aug 2025 | Compass Heights · 11-15 · Apartment · 73 years left | 2,347 sqft | S$2,500,000 | S$1,065 psf |
| Aug 2025 | Compass Heights · 11-15 · Apartment · 73 years left | 1,324 sqft | S$1,698,000 | S$1,283 psf |
| May 2025 | Compass Heights · 01-05 · Apartment · 74 years left | 1,722 sqft | S$1,588,888 | S$923 psf |
| May 2025 | Compass Heights · 06-10 · Apartment · 74 years left | 1,249 sqft | S$1,685,000 | S$1,350 psf |
| Apr 2025 | Compass Heights · 01-05 · Apartment · 74 years left | 1,033 sqft | S$1,280,000 | S$1,239 psf |
| Apr 2025 | Compass Heights · 06-10 · Apartment · 74 years left | 1,292 sqft | S$1,695,000 | S$1,312 psf |
| Apr 2025 | Compass Heights · 01-05 · Apartment · 74 years left | 1,755 sqft | S$1,850,000 | S$1,054 psf |
| Apr 2025 | Compass Heights · 01-05 · Apartment · 74 years left | 1,055 sqft | S$1,370,000 | S$1,299 psf |
| Mar 2025 | Compass Heights · 11-15 · Apartment · 74 years left | 1,550 sqft | S$2,080,000 | S$1,342 psf |
| Feb 2025 | Compass Heights · 06-10 · Apartment · 74 years left | 1,238 sqft | S$1,480,000 | S$1,196 psf |
| Jan 2025 | Compass Heights · 06-10 · Apartment · 74 years left | 1,292 sqft | S$1,688,888 | S$1,308 psf |
| Dec 2024 | Compass Heights · 01-05 · Apartment · 74 years left | 1,701 sqft | S$1,798,888 | S$1,058 psf |
| Nov 2024 | Compass Heights · 06-10 · Apartment · 74 years left | 1,292 sqft | S$1,540,000 | S$1,192 psf |
| Sept 2024 | Compass Heights · 06-10 · Apartment · 74 years left | 1,335 sqft | S$1,685,000 | S$1,262 psf |
| Sept 2024 | Compass Heights · 11-15 · Apartment · 74 years left | 1,033 sqft | S$1,265,000 | S$1,224 psf |
| Jul 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,238 sqft | S$1,340,000 | S$1,083 psf |
| Jul 2024 | Compass Heights · 11-15 · Apartment · 75 years left | 1,055 sqft | S$1,230,000 | S$1,166 psf |
| Jul 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,292 sqft | S$1,625,000 | S$1,258 psf |
| Jul 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,324 sqft | S$1,575,000 | S$1,190 psf |
| May 2024 | Compass Heights · 11-15 · Apartment · 75 years left | 1,109 sqft | S$1,300,800 | S$1,173 psf |
| May 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,033 sqft | S$1,200,000 | S$1,161 psf |
| May 2024 | Compass Heights · 01-05 · Apartment · 75 years left | 2,357 sqft | S$2,000,000 | S$848 psf |
| Apr 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,249 sqft | S$1,568,000 | S$1,256 psf |
| Apr 2024 | Compass Heights · 01-05 · Apartment · 75 years left | 1,647 sqft | S$1,550,000 | S$941 psf |
| Apr 2024 | Compass Heights · 01-05 · Apartment · 75 years left | 1,249 sqft | S$1,588,888 | S$1,273 psf |
| Mar 2024 | Compass Heights · 01-05 · Apartment · 75 years left | 1,744 sqft | S$1,818,000 | S$1,043 psf |
| Jan 2024 | Compass Heights · 06-10 · Apartment · 75 years left | 1,055 sqft | S$1,280,000 | S$1,213 psf |
| Nov 2023 | Compass Heights · 06-10 · Apartment · 75 years left | 667 sqft | S$855,000 | S$1,281 psf |
| Sept 2023 | Compass Heights · 01-05 · Apartment · 75 years left | 1,755 sqft | S$1,828,000 | S$1,042 psf |
| Sept 2023 | Compass Heights · 01-05 · Apartment · 75 years left | 1,141 sqft | S$1,065,000 | S$933 psf |
| Sept 2023 | Compass Heights · 11-15 · Apartment · 75 years left | 1,324 sqft | S$1,628,000 | S$1,230 psf |
| Sept 2023 | Compass Heights · 06-10 · Apartment · 75 years left | 1,292 sqft | S$1,565,000 | S$1,212 psf |
| Jul 2023 | Compass Heights · 11-15 · Apartment · 76 years left | 1,292 sqft | S$1,510,000 | S$1,169 psf |
| Jul 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,292 sqft | S$1,628,000 | S$1,260 psf |
| Jul 2023 | Compass Heights · 11-15 · Apartment · 76 years left | 1,324 sqft | S$1,550,000 | S$1,171 psf |
| Jun 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,335 sqft | S$1,520,000 | S$1,139 psf |
| Jun 2023 | Compass Heights · 11-15 · Apartment · 76 years left | 1,292 sqft | S$1,450,000 | S$1,123 psf |
| May 2023 | Compass Heights · 11-15 · Apartment · 76 years left | 1,335 sqft | S$1,430,000 | S$1,071 psf |
| May 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,550 sqft | S$1,670,000 | S$1,077 psf |
| Apr 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,292 sqft | S$1,460,000 | S$1,130 psf |
| Apr 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,324 sqft | S$1,500,000 | S$1,133 psf |
| Apr 2023 | Compass Heights · 06-10 · Apartment · 76 years left | 1,324 sqft | S$1,538,000 | S$1,162 psf |
| Mar 2023 | Compass Heights · 06-10 · Apartment · 76 years left | 1,324 sqft | S$1,320,000 | S$997 psf |
| Mar 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,238 sqft | S$1,230,000 | S$994 psf |
| Jan 2023 | Compass Heights · 01-05 · Apartment · 76 years left | 1,507 sqft | S$1,400,000 | S$929 psf |
| Dec 2022 | Compass Heights · 11-15 · Apartment · 76 years left excluded: outlier | 1,249 sqft | S$1,550,000 | S$1,241 psf |
| Dec 2022 | Compass Heights · 01-05 · Apartment · 76 years left | 2,314 sqft | S$1,680,000 | S$726 psf |
| Oct 2022 | Compass Heights · 06-10 · Apartment · 76 years left | 1,109 sqft | S$1,100,000 | S$992 psf |
| Sept 2022 | Compass Heights · 01-05 · Apartment · 76 years left | 1,055 sqft | S$1,080,000 | S$1,024 psf |
| Aug 2022 | Compass Heights · 01-05 · Apartment · 76 years left | 1,410 sqft | S$1,160,000 | S$823 psf |
| Aug 2022 | Compass Heights · 06-10 · Apartment · 76 years left | 1,249 sqft | S$1,400,000 | S$1,121 psf |
| Jul 2022 | Compass Heights · 01-05 · Apartment · 77 years left | 753 sqft | S$745,000 | S$989 psf |
| Jun 2022 | Compass Heights · 01-05 · Apartment · 77 years left | 1,292 sqft | S$1,200,000 | S$929 psf |
| May 2022 | Compass Heights · 01-05 · Apartment · 77 years left | 2,142 sqft | S$1,825,000 | S$852 psf |
| Apr 2022 | Compass Heights · 06-10 · Apartment · 77 years left | 1,324 sqft | S$1,300,000 | S$982 psf |
| Apr 2022 | Compass Heights · 06-10 · Apartment · 77 years left | 1,324 sqft | S$1,380,000 | S$1,042 psf |
| Apr 2022 | Compass Heights · 11-15 · Apartment · 77 years left | 2,465 sqft | S$2,130,000 | S$864 psf |
| Feb 2022 | Compass Heights · 11-15 · Apartment · 77 years left | 1,249 sqft | S$1,230,000 | S$985 psf |
| Feb 2022 | Compass Heights · 11-15 · Apartment · 77 years left | 1,055 sqft | S$1,050,000 | S$995 psf |
| Dec 2021 | Compass Heights · 06-10 · Apartment · 77 years left | 1,324 sqft | S$1,300,000 | S$982 psf |
| Dec 2021 | Compass Heights · 11-15 · Apartment · 77 years left | 1,109 sqft | S$1,080,000 | S$974 psf |
| Dec 2021 | Compass Heights · 06-10 · Apartment · 77 years left | 1,249 sqft | S$1,305,000 | S$1,045 psf |
| Dec 2021 | Compass Heights · 01-05 · Apartment · 77 years left | 1,055 sqft | S$975,000 | S$924 psf |
| Oct 2021 | Compass Heights · 01-05 · Apartment · 77 years left | 1,066 sqft | S$970,000 | S$910 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.37 psf |
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.37 psf |
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$3,900 | S$2.89 psf |
| Q3 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$3,900 | S$2.89 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,850 | S$3.67 psf |
| Q3 2026 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q3 2026 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q3 2026 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q3 2026 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.13 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q3 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,550 | S$2.84 psf |
| Q3 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,550 | S$2.84 psf |
| Q3 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,500 | S$5.38 psf |
| Q3 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,500 | S$5.38 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q3 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q3 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,150 | S$4.20 psf |
| Q3 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,150 | S$4.20 psf |
| Q3 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.00 psf |
| Q3 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.00 psf |
| Q3 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,850 | S$3.88 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,850 | S$3.88 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q2 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,450 | S$3.30 psf |
| Q2 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q2 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q2 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q2 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,400 | S$2.72 psf |
| Q2 2026 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,400 | S$2.72 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,300 | S$5.08 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,300 | S$5.08 psf |
| Q2 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,700 | S$4.15 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,700 | S$4.15 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,600 | S$4.00 psf |
| Q2 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,600 | S$4.00 psf |
| Q1 2026 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,300 | S$3.42 psf |
| Q1 2026 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,300 | S$3.42 psf |
| Q1 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q1 2026 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q1 2026 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.04 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q1 2026 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.24 psf |
| Q1 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.62 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.62 psf |
| Q1 2026 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.62 psf |
| Q1 2026 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$2,700 | S$3.60 psf |
| Q4 2025 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,400 | S$3.48 psf |
| Q4 2025 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,400 | S$3.48 psf |
| Q4 2025 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,300 | S$3.42 psf |
| Q4 2025 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,300 | S$3.42 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.72 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.72 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.00 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,800 | S$5.85 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,800 | S$5.85 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2025 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,700 | S$5.69 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,700 | S$5.69 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,650 | S$3.48 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,650 | S$3.48 psf |
| Q4 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q4 2025 | Compass Heights · 800-900 sqft · 1 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q4 2025 | Compass Heights · 800-900 sqft · 1 bed · Non-landed Properties | S$3,000 | S$3.53 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,750 | S$4.23 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,700 | S$4.15 psf |
| Q4 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,700 | S$4.15 psf |
| Q3 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q3 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,800 | S$5.85 psf |
| Q3 2025 | Compass Heights · 1400-1500 sqft · 2 bed · Non-landed Properties | S$3,800 | S$2.62 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q3 2025 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q3 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q3 2025 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q3 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,000 | S$4.62 psf |
| Q2 2025 | Compass Heights · 2300-2400 sqft · 4 bed · Non-landed Properties | S$6,100 | S$2.60 psf |
| Q2 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,300 | S$3.93 psf |
| Q2 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q2 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.72 psf |
| Q2 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.72 psf |
| Q2 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q2 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q2 2025 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,950 | S$3.43 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q2 2025 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.39 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,750 | S$3.57 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,600 | S$5.54 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,550 | S$3.38 psf |
| Q2 2025 | Compass Heights · 1200-1300 sqft · 2 bed · Non-landed Properties | S$3,400 | S$2.72 psf |
| Q2 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q2 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q2 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,170 | S$4.88 psf |
| Q2 2025 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$2,950 | S$3.93 psf |
| Q2 2025 | Compass Heights · 700-800 sqft · 1 bed · Non-landed Properties | S$2,950 | S$3.93 psf |
| Q2 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,700 | S$4.15 psf |
| Q1 2025 | Compass Heights · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,500 | S$3.55 psf |
| Q1 2025 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,000 | S$4.00 psf |
| Q1 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q1 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q1 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q1 2025 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q1 2025 | Compass Heights · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.39 psf |
| Q1 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q1 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.52 psf |
| Q1 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.33 psf |
| Q1 2025 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.33 psf |
| Q1 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q1 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,800 | S$4.31 psf |
| Q1 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,750 | S$4.23 psf |
| Q1 2025 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,750 | S$4.23 psf |
| Q4 2024 | Compass Heights · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,700 | S$4.09 psf |
| Q4 2024 | Compass Heights · 1700-1800 sqft · 3 bed · Non-landed Properties | S$4,600 | S$2.63 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,350 | S$3.19 psf |
| Q4 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,350 | S$3.19 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,200 | S$4.92 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$3,100 | S$4.77 psf |
| Q4 2024 | Compass Heights · 1600-1700 sqft · 2 bed · Non-landed Properties | S$2,900 | S$1.76 psf |
| Q4 2024 | Compass Heights · 1600-1700 sqft · 2 bed · Non-landed Properties | S$2,900 | S$1.76 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,800 | S$4.31 psf |
| Q4 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,800 | S$4.31 psf |
| Q3 2024 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2024 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q3 2024 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2024 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q3 2024 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,125 | S$3.30 psf |
| Q3 2024 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.04 psf |
| Q3 2024 | Compass Heights · 1700-1800 sqft · 2 bed · Non-landed Properties | S$4,000 | S$2.29 psf |
| Q3 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q3 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q3 2024 | Compass Heights · 1300-1400 sqft · 3 bed · Non-landed Properties | S$3,800 | S$2.81 psf |
| Q3 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q3 2024 | Compass Heights · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,250 | S$2.60 psf |
| Q3 2024 | Compass Heights · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,000 | S$2.86 psf |
| Q3 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,750 | S$4.23 psf |
| Q3 2024 | Compass Heights · 600-700 sqft · 1 bed · Non-landed Properties | S$2,650 | S$4.08 psf |
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 72 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 67 years | S$1,688,312 | S$1,864,033 | S$2,054,090 | S$2,112,009 |
| 10 years | 62 years | S$1,615,213 | S$1,968,936 | S$2,390,911 | S$2,527,646 |
| 20 years | 52 years | S$1,422,992 | S$2,114,491 | S$3,117,950 | S$3,484,778 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.