Type

Units

Min Area

Price Range

3 BR

980 sqft

S$800K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$800K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$160K on this acquisition.
Located 2 min (150 m) from SE5 Ranggung LRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

268B Compassvale Link: A Mature HDB Development in Sengkang's Heart

268B Compassvale Link stands as an established residential address within the Sengkang Planning Area, a district that has matured significantly over the past two decades. This HDB development benefits from its position within a well-established neighbourhood characterised by stable amenities, consistent transport connectivity, and a proven track record of capital appreciation. The address represents a sound investment destination for those seeking to enter or upgrade within Singapore's public housing market without venturing into newer, untested estates.

One of the most compelling aspects of this development is its proximity to Ranggung LRT Station, situated a mere 150 metres away on the Sengkang LRT line. This exceptional transport accessibility means residents enjoy seamless connectivity to the broader MRT network, enabling straightforward commutes to the City Centre, Orchard, and other employment hubs across the island. The walkability to the station enhances daily convenience and positions the development favourably for those who prioritise public transport access as a lifestyle priority.

Location and Surrounding Amenities

The Compassvale precinct is renowned for its comprehensive mix of residential, commercial, and recreational facilities. Residents have direct access to hawker centres offering authentic local cuisine, supermarkets, clinics, and essential retail services within the immediate vicinity. The neighbourhood's maturity means that schools at primary and secondary levels are well-established, making this address particularly attractive for young families planning long-term residence in the area.

The nearby Sengkang Park and Compassvale Park provide green spaces for outdoor recreation, jogging, and family activities. These amenities contribute significantly to the quality of life at 268B Compassvale Link, elevating it beyond a purely residential investment to a lifestyle proposition. The estate's layout and infrastructure reflect thoughtful urban planning typical of established HDB precincts, ensuring that residents enjoy both accessibility and respite from urban density.

Unit Variety and Pricing

Units at 268B Compassvale Link are available from S$800,000, with configurations spanning multiple bedroom types to accommodate different household sizes and compositions. This pricing positions the development competitively within the secondary HDB market, particularly for buyers seeking established neighbourhoods with proven amenity maturity. The range of unit types ensures that the development appeals to diverse buyer profiles, from upgraders leaving smaller flats to downsizers seeking to optimise their housing expenditure.

The development's pricing reflects both its location advantages—notably the proximity to Ranggung LRT—and the inherent stability of an established HDB estate. Unlike nascent developments where amenities are still being rolled out, 268B Compassvale Link exists within a neighbourhood where every facility, transport connection, and social infrastructure element is operational and fully tested. This maturity typically supports stronger resale demand and more predictable rental yields compared to projects in emerging areas.

Investment Potential and Rental Demand

The established nature of Sengkang, combined with the strategic transport positioning of this development, creates favourable conditions for investors seeking rental yields. The proximity to Ranggung LRT Station attracts working professionals who prefer leasing over ownership, particularly those posted to the area on medium-term contracts or those seeking flexibility in their housing arrangements. The mature estate infrastructure means that tenant acquisition and retention tend to be more straightforward compared to developments in emerging precincts.

Investors considering 268B Compassvale Link should note that HDB lease tenure is fixed, creating predictable depreciation schedules that inform both valuation models and tenant expectations. The estate's established reputation and consistent amenity offerings provide a stable foundation for rental strategy, with historical data from similar developments in Sengkang indicating sustained demand from tenants seeking proximity to transport and established neighbourhoods.

Transport Connectivity and Capital Appreciation

The Sengkang LRT line, on which Ranggung LRT Station operates, has become integral to the district's identity and property performance. The station's proximity to 268B Compassvale Link—just 150 metres away—represents a significant competitive advantage in an era where transport accessibility directly influences both buyer preference and resale value trajectory. Properties within this walking distance threshold consistently command price premiums relative to developments further removed from MRT interchange points.

Historical analysis of Sengkang properties demonstrates that those with direct LRT station proximity have outperformed their counterparts in more remote pockets of the estate. This performance differential reflects both the convenience factor for end-users and the investment appeal for those modelling long-term capital appreciation. The development's position within this high-demand radius supports confidence in its future resale value retention, particularly as the broader Sengkang area continues to densify and improve.

Financing and Purchase Considerations

Buyers at this price point should engage with their banking institutions to understand Total Debt Servicing Ratio (TDSR) implications, which cap housing loan repayments at 60% of gross monthly income. At typical price points from S$800,000 upwards, most first-time buyer households qualify readily for financing, with loan quantum typically reaching 80% to 90% of purchase price depending on income profile and existing liabilities. The stable, established nature of the estate also means that valuers are confident in assigning full market value, supporting loan approval processes.

Second-property purchasers should be aware that Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizen buyers acquiring a second residential property. This represents a significant cost addition to the purchase outlay and should be factored into investment return calculations and overall cash flow planning. Professional financial advice is essential when evaluating purchase viability under the ABSD regime.

Lease Duration and Long-Term Ownership Considerations

All HDB properties operate under a 99-year lease tenure from the point of their original construction. Buyers at 268B Compassvale Link should understand that lease decay impacts resale value progressively, with accelerated depreciation typically observable once a lease falls below 80 years remaining. For properties within this development, the current lease position and anticipated decay trajectory should inform both personal investment timelines and exit planning.

HDB introduced refinancing schemes to allow leaseholders to extend their tenures, subject to eligibility criteria. This policy framework provides some mitigation against extreme lease decay risk, though it does not eliminate the inherent depreciation pressure that characterises long-leasehold properties. Prospective buyers should factor this structural reality into their ownership duration expectations and resale value assumptions.

Conclusion

268B Compassvale Link represents a well-positioned address within Singapore's established public housing landscape. Its combination of transport proximity, neighbourhood maturity, and pricing accessibility makes it appealing to a broad spectrum of buyer profiles. The development's position within Sengkang, reinforced by direct LRT station access, supports both lifestyle convenience and investment fundamentals. For those seeking an established address with proven amenities and consistent transport connectivity, this development merits serious consideration.

Frequently Asked Questions

What rental yield can investors typically achieve on HDB units at 268B Compassvale Link?

Investors at established Sengkang developments with LRT proximity commonly achieve gross rental yields in the 2.5% to 3.5% range annually, depending on unit type and floor level. The development's mature infrastructure and proximity to Ranggung LRT Station—just 150 metres away—support sustained tenant demand from working professionals and relocating expatriates seeking stable, convenient residential locations. Yields are measured against the property's purchase price inclusive of ABSD (where applicable) and renovation costs, so detailed modelling is essential before committing capital. Historical data from comparable Sengkang estates suggests that units positioned near transport nodes outperform those in peripheral locations by approximately 0.3% to 0.5% in annual rental income.

How does the psf pricing at 268B Compassvale Link compare to recent Sengkang transactions?

At prices from S$800,000, the per-square-foot valuation at this development typically aligns with or trades slightly below the broader Sengkang secondary market average, which fluctuates between S$815 and S$900 psf depending on unit type and floor level. Properties with direct LRT proximity—such as those at 268B Compassvale Link, sitting 150 metres from Ranggung Station—command a modest premium relative to developments in peripheral pockets of the estate. Recent comparable sales data across Sengkang suggests that the psf premium for LRT-adjacent properties ranges from 2% to 5%, reflecting buyer willingness to pay for transport convenience and proven demand from working professionals. Your best approach is to engage a property consultant with access to recent transaction records to confirm current market positioning for your target unit type.

What is the Additional Buyer's Stamp Duty impact if I purchase as my second residential property?

Singapore Citizen buyers acquiring a second residential property incur ABSD at 20% on the purchase price. For a unit at 268B Compassvale Link priced at S$800,000, ABSD liability would total S$160,000—a substantial cash outlay that must be paid upfront and cannot be financed. This cost significantly impacts purchase affordability and requires explicit financial planning; many investors use bridging finance or adjust their capital allocation model to accommodate ABSD without impairing investment returns. ABSD is a non-recoverable cost unless the property is subsequently sold, making it critical to model long-term ownership periods and capital appreciation scenarios to ensure the investment case remains viable after this substantial duty is factored into total acquisition cost.

How does lease decay impact resale value at this 99-year HDB development?

HDB properties at 268B Compassvale Link operate under 99-year leasehold tenure, meaning lease duration progressively diminishes over time and directly impacts property valuation. Banks typically apply increasing discount factors as leases fall below 80 years remaining, making refinancing and resale progressively more challenging. At this development's current age, lease decay risk remains manageable for medium-term holding horizons of 10-15 years, but buyers planning 20+ year ownership should anticipate meaningful resale value erosion unless they leverage HDB's lease extension schemes (subject to eligibility). Property valuers adopt conservative approaches to lease decay, often applying 0.5% to 1% annual value depreciation as a baseline, with acceleration once the lease falls into the 60-79 year range, making long-term ownership planning essential.

How does proximity to Ranggung LRT Station affect property demand and capital growth?

Properties within 150-200 metres of MRT stations consistently demonstrate superior capital appreciation and rental demand compared to developments located 400+ metres away. For 268B Compassvale Link, the 150-metre walk to Ranggung LRT Station on the Sengkang LRT line represents a significant competitive advantage, supporting both end-user demand from commuters and investment appeal for yield-seeking buyers. Historical data from Sengkang indicates that LRT-proximate properties have outperformed district averages by approximately 3-5% over 5-10 year holding periods, reflecting sustained demand premiums for transport accessibility. This proximity advantage is particularly robust during economic cycles where affordability constraints tighten, as buyers compress their location preferences toward proven transport nodes and established neighbourhoods rather than betting on speculative new developments in emerging areas.

Is 268B Compassvale Link suitable for first-time HDB buyers, upgraders, and investors alike?

The development accommodates multiple buyer profiles effectively. First-time HDB buyers benefit from the established neighbourhoods infrastructure, proven amenities, and transparent pricing with no speculative premium; the stable estate environment reduces the risk of buyer regret or amenity disappointment. Upgraders from smaller flats find the unit variety and pricing competitive relative to new projects, whilst the mature location provides measurable quality-of-life improvements without the construction disruption common in nascent estates. Investors value the established demand profile, consistent tenant acquisition pace, and LRT proximity, which underpin stable rental yields and resale trajectory. The broad appeal across buyer segments means that resale prospects remain strong, supporting both investment exit optionality and end-user lifestyle flexibility.

What TDSR and financing headroom should I expect at typical purchase prices here?

At the S$800,000 price point, most first-time buyer households with gross monthly income of S$12,000 or above qualify readily for 80-90% LTV financing under standard HDB and bank schemes. TDSR regulations cap housing loan repayment at 60% of gross monthly income, which for a S$800,000 purchase with 20% down payment translates to a monthly loan instalment of approximately S$3,000-3,500 depending on tenor and interest assumptions. Second-property purchasers encounter stricter TDSR thresholds and require elevated income multiples to support the same loan quantum. Professional mortgage brokers can model specific scenarios based on your income profile, existing liabilities, and preferred loan tenor; as a general rule, buyers at this price point should budget for total cash outlay of 25-30% of purchase price when ABSD and legal/valuation fees are factored in.

How does 268B Compassvale Link compare to nearby competing HDB developments in Sengkang?

Within the immediate Compassvale precinct, competing developments include Compassvale Crescent and adjacent blocks along Anchorpoint Road. Compassvale Crescent typically trades at slightly higher psf valuations due to newer architectural finishes and larger unit configurations, whilst 268B Compassvale Link compensates with marginally lower pricing and equally convenient Ranggung LRT access. Developments further north in Sengkang (such as Fernvale and Buangkok) offer different amenity profiles and cost positioning but sacrifice the transport proximity advantage that 268B Compassvale Link commands. Buyers evaluating this development should compare not solely on price per square foot but on the total value proposition: transport accessibility, amenity maturity, resale liquidity, and rental demand trajectory. The 150-metre proximity to Ranggung LRT remains a differentiating factor that elevates this address relative to comparable developments in more peripheral Sengkang pockets.

Which floor levels or unit stacks typically offer the best long-term value at this development?

Mid-floor units (typically floors 4-10) strike an optimal balance between affordability, amenity enjoyment, and resale marketability. Lower floors (1-3) suffer from reduced natural light, potential noise exposure from ground-level activities, and marginal price discounts that do not offset quality-of-life impacts. Higher floors (11+) command premiums for views and natural lighting but typically exhibit slower resale velocity among middle-income HDB buyers, whose purchasing decisions prioritise affordability and functionality over prestige. Units facing the quieter rear of the development or those with direct park/greenbelt views tend to achieve better rental appeal and resale velocity. The optimal unit stack balances proximity to the Ranggung LRT entrance (reducing walking time on commute days) with mid-height positioning that avoids both ground-level detriments and premium-priced upper floors, thereby maximising long-term capital preservation and rental return on equity deployed.

What is the future supply pipeline in the Sengkang district, and how might it affect property values?

Sengkang has matured significantly over the past decade with limited new HDB supply scheduled directly within the estate; most new HDB launches are concentrated in emerging precincts like Punggol and Yishun. This constrained supply pipeline supports sustained demand for established addresses like 268B Compassvale Link, as buyer cohorts preferring mature neighbourhoods with proven amenities have limited alternative options. Conversely, broader HDB supply across the island—particularly in newer estates—may depress valuations of older Sengkang properties by shifting buyer preferences toward units with newer finishes and longer lease durations. The development's competitive positioning is most secure for buyers with medium-term horizons (7-15 years) seeking to anchor in an established location; very long-term hold horizons (25+ years) carry elevated lease decay risk that may outweigh supply-demand tailwinds. Market watchers should monitor HDB's long-term development plans to assess whether material new supply in Sengkang or adjacent Punggol might fragment buyer demand and compress valuations for properties of this vintage.

268B Compassvale Link — From S$800K