Type

Units

Min Area

Price Range

3 BR

1248 sqft

S$3,700/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,700.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$740 on this acquisition.
Located 4 min (320 m) from SE1 Compassvale 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.

245 Compassvale Road: A Mature HDB Development in Sengkang

245 Compassvale Road stands as an established housing development in Sengkang, one of Singapore's most vibrant eastern residential zones. The development comprises HDB flats spanning multiple unit types, catering to families at various life stages and investment profiles. Located in a neighbourhood characterised by strong community infrastructure and steady population growth, the development benefits from years of maturation and neighbourhood stabilisation that typically drive sustained property values in HDB estates.

The address places residents approximately four minutes' walk—roughly 320 metres—from Compassvale LRT Station on the Sengkang Line (SE1), a transportation advantage that significantly enhances daily commute flexibility and property appeal. This proximity to a modern light rapid transit hub positions the development favourably for commuters working across central Singapore, the eastern sectors, and the broader island via interchange connections. The station's accessibility elevates the convenience factor considerably, particularly for professionals juggling work commitments with family responsibilities.

Neighbourhood Context and Amenities

Sengkang has evolved into one of Singapore's most comprehensive residential ecosystems. The wider Compassvale precinct offers extensive retail and dining options, community facilities, and essential services within close proximity. Residents enjoy direct access to neighbourhood markets, shopping centres, and food establishments that cater to diverse culinary preferences and household shopping needs. The maturity of the estate means that schools, healthcare clinics, and recreational facilities are already well-established, reducing the uncertainty often associated with newer developments.

The neighbourhood's demographic profile reflects a stable, mixed-age community with strong family presence. This social composition typically translates into predictable demand patterns for housing, both for owner-occupiers seeking long-term homes and investors targeting rental returns. The presence of established educational institutions within the precinct makes the development particularly suitable for families with school-age children, as the catchment area minimises transportation friction during term time.

Unit Configuration and Flexibility

The development encompasses multiple unit types, allowing prospective buyers and investors to select configurations aligned with their specific needs. Three-bedroom flats, commonly featured in this address, represent a popular sweet spot in the HDB market—large enough to accommodate growing families or provide flexible spaces for home offices, yet maintaining efficient layouts that optimise liveable area. Units of this size typically range between 1,100 and 1,300 square feet, a dimension that balances spatial generosity with manageable maintenance responsibilities and utility costs.

The variety of unit stacks and floor levels across the development means that buyers can exercise meaningful choice regarding natural light exposure, ventilation patterns, and view characteristics. Lower and mid-floor units may appeal to families with young children or elderly residents seeking easier stairwell access, whilst higher levels often command marginal premium positioning due to enhanced privacy and reduced ambient noise. This internal diversity within the development allows purchasers to align unit selection with personal lifestyle preferences without sacrificing the fundamental advantages of the location.

Investment Considerations and Rental Dynamics

For investor-profile buyers, Sengkang estates have demonstrated consistent rental demand driven by the area's appeal to young professionals, small families, and expatriates seeking convenient, well-serviced residential options. The proximity to Compassvale LRT Station enhances rental attractiveness significantly, as tenants prioritise transit accessibility highly when evaluating housing options. Rental yields in established Sengkang HDB developments have historically remained competitive relative to newer Build-to-Order estates, reflecting the maturity premium and transportation accessibility investors willingly pay for.

Prospective landlords should note that HDB rental regulations permit Singapore Citizens and Permanent Residents to let their flats, subject to minimum occupation periods and regulatory compliance. The development's established tenant pool and neighbourhood reputation typically mean shorter vacancy periods and more straightforward tenant acquisition compared to emerging precincts. The standardised HDB environment also simplifies property management, as maintenance protocols and service provider networks are well-established throughout Sengkang.

Pricing and Market Positioning

Unit prices across 245 Compassvale Road reflect the development's location, maturity, and prevailing market conditions in the Sengkang corridor. As an established HDB development rather than a newly launched Build-to-Order or premium private condominium, pricing typically positions this address as an accessible entry point for upgraders transitioning from smaller units and first-time buyers establishing their property portfolios. The development's price architecture generally reflects per-square-foot valuations consistent with comparable HDB estates in the same MRT corridor, adjusted for unit configuration, floor level, and lease remaining.

Prospective buyers should benchmark pricing against recent comparable transactions in the Compassvale precinct to establish whether any given unit represents fair market value. The transparency of HDB transactional data through public records allows informed comparison across unit types and positioning. Investors particularly benefit from this data accessibility when modelling rental yield assumptions and capital appreciation expectations.

Financing and Buyer Eligibility

Purchasing an HDB flat at 245 Compassvale Road qualifies eligible buyers for Housing and Development Board financing assistance and various mortgage products from domestic financial institutions. First-time buyers enjoy enhanced loan eligibility and, in many cases, reduced financing costs relative to experienced property investors. The standardised nature of HDB properties means that mortgage assessment processes are streamlined, with appraisals following established methodologies across the sector.

Second-property buyers should note that Additional Buyer's Stamp Duty applies at 20% on the purchase price when a Singapore Citizen acquires a second residential property. This represents a material cost addition that must be factored into acquisition budgeting and cash flow modelling. Financial institutions typically apply standard Total Debt Servicing Ratio limits, meaning that total monthly housing debt repayment obligations cannot exceed 55% of gross household income—a constraint that becomes relevant when multiple properties are owned.

Capital Appreciation and Long-Term Value Drivers

HDB flat values in Sengkang have demonstrated resilience and gradual appreciation over multi-year holding periods, supported by the estate's maturity, infrastructure stability, and consistent demand. The development's proximity to Compassvale LRT Station positions it advantageously within the broader estate, as transit accessibility remains a primary value driver in Singapore's HDB market. As the Sengkang corridor continues to mature and urban regeneration initiatives progress, developments with established MRT connectivity tend to attract sustained interest from both residential and investor cohorts.

Lease tenure remains a relevant consideration for long-term value retention in HDB flats. Most units in established estates like Compassvale maintain healthy lease remainders, though buyers should confirm specific lease duration before committing. Properties with shorter lease periods may experience steeper valuation declines in their final decades, making lease longevity an important due diligence checkpoint, particularly for investors targeting multi-decade holding periods.

Suitability Across Buyer Profiles

The development appeals to diverse buyer categories. First-time buyers benefit from accessible pricing, established neighbourhoods, and standardised financing pathways that reduce complexity during acquisition. Upgraders seeking larger family spaces find appropriate unit configurations at price points typically lower than private housing alternatives. Investors targeting stable rental returns and predictable capital preservation appreciate the HDB market's transparency and the Sengkang precinct's proven tenant demand. Family households prioritise the neighbourhood's mature amenities, schools, and community infrastructure.

The development's appeal extends across age groups and income profiles, reflecting the broad demographic utility of HDB housing in Singapore's residential ecosystem. This diversity of potential buyer and tenant bases underpins the sustained demand dynamics that support property values and rental income across time.

Frequently Asked Questions

What rental yield can I realistically expect from purchasing a flat at 245 Compassvale Road as an investment?

HDB flats in established Sengkang estates typically generate gross rental yields between 3% and 4% annually, though specific returns depend on exact unit configuration, floor level, lease remaining, and prevailing market rental rates. The proximity to Compassvale LRT Station enhances tenant demand, as commuters and young professionals prioritise transit accessibility when evaluating rental options. You should model yields conservatively by surveying current rental advertisements for comparable units in the immediate precinct, then cross-check against your acquisition cost and expected expenses including property tax, maintenance fees, and potential vacancy periods. Net yields will be lower once these costs are deducted from gross rental income.

How does pricing per square foot at 245 Compassvale Road compare to recent transactions in the broader Sengkang area?

Per-square-foot pricing for HDB flats in Sengkang varies based on lease remaining, unit configuration, and floor level, but typically ranges between S$4,500 and S$6,500 per square foot for well-maintained units with healthy lease tenure. You can access historical transactional data through HDB's public records and property research platforms to establish precise benchmarks for comparable units sold in recent months. The MRT proximity places 245 Compassvale Road favourably within the estate's value hierarchy, as transit-accessible developments command modest premiums relative to estates lacking direct station access. When evaluating a specific unit, calculate its per-square-foot price and compare against at least three comparable sales from the past three months to ensure fair market positioning.

What is the Additional Buyer's Stamp Duty impact if I'm a Singapore Citizen buying a second property at this development?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% on the purchase price, calculated on the entire transaction value. For example, purchasing a unit at S$600,000 would trigger ABSD of S$120,000, payable at the point of completion. This represents a material cash outflow that must be budgeted separately from the downpayment and financing costs, effectively increasing your total acquisition expense by 20%. ABSD applies regardless of whether you intend to occupy the property or lease it to tenants, making it a critical component of investment modelling for experienced property buyers. You should factor this 20% duty into your financial planning and ensure your cash position comfortably accommodates this obligation.

What is the lease decay risk for HDB flats at 245 Compassvale Road, and how does remaining lease tenure affect resale value?

Most units in 245 Compassvale Road carry 99-year or 999-year lease tenures, depending on their original purchase date and HDB lease allocation policies. A 99-year lease purchased in the 1980s or 1990s will have approximately 60 to 75 years remaining, a period during which the property generally maintains stable value, though resale demand may gradually soften once the lease dips below 80 years. Properties with leases below 60 years typically experience steeper valuation declines and face financing restrictions from mortgage lenders, making them progressively harder to sell or refinance. You should prioritise units with lease remainders exceeding 80 years if planning a medium to long-term hold, as these maintain stronger financing accessibility and resale appeal. Always confirm the exact lease duration in the purchase agreement before committing, as lease length directly impacts capital retention and exit optionality.

How does proximity to Compassvale LRT Station (SE1) influence demand and capital appreciation for properties at 245 Compassvale Road?

Transit accessibility is among the most significant value drivers in Singapore's HDB market, and being within four minutes' walk of an operating MRT station substantially enhances property appeal for both owner-occupiers and investors. The Sengkang Line (SE1) provides direct connections to central business districts, eastern employment nodes, and interchange points on other lines, making the development attractive to commuters across diverse employment profiles. Properties in transit-proximate locations typically command 5% to 15% pricing premiums relative to comparable units located further from stations, a differential that persists across sale and rental markets. Historical appreciation data suggests that HDB flats in MRT-adjacent estates outperform those in distant precincts during expansion cycles, as improved connectivity drives sustained demand from new populations settling in the area. The investment quality of this development is substantially enhanced by the established LRT access, which mitigates depreciation risk and supports rental demand consistency.

Is 245 Compassvale Road suitable for high-net-worth buyers, upgraders, first-time buyers, and investors—and which profile benefits most?

High-net-worth buyers typically view established HDB estates as portfolio diversification or buy-to-let opportunities rather than primary residences, attracted by the predictable rental income and stable valuations. Upgraders seeking larger family space find the development's unit configurations and pricing attractive relative to private housing alternatives, whilst enjoying the benefits of mature neighbourhood amenities and established community infrastructure. First-time buyers benefit from accessible entry pricing, standardised financing pathways through HDB loan schemes, and the reduced complexity of purchasing within the regulated HDB sector. Investors prioritise the development's rental demand fundamentals, transit accessibility, and transparent market data. Arguably, upgraders and investors derive the greatest value proposition from this development, as pricing remains accessible whilst the location and infrastructure maturity support both owner-occupancy satisfaction and rental yield expectations. The development accommodates all buyer profiles, though individual suitability depends on whether your primary goal is long-term owner-occupancy, rental investment returns, or capital appreciation.

What is my TDSR headroom at typical 245 Compassvale Road price points, and how much monthly servicing can I afford?

Total Debt Servicing Ratio limits cap total monthly housing debt repayment at 55% of gross household income for most borrowers, meaning you must maintain sufficient income headroom to service your HDB mortgage plus any other outstanding debt. For a typical S$500,000 unit purchase financed at 80% loan-to-value (S$400,000) over 25 years at approximately 2.5% interest rate, monthly mortgage payments approximate S$1,900—requiring gross monthly household income of approximately S$3,455 to remain within standard TDSR parameters. Second-property buyers face tighter TDSR constraints, as lenders typically apply more conservative ratios, and you must also service any existing property debt. You should obtain a specific pre-approval letter from your preferred lender before committing to a purchase, as they will conduct precise TDSR calculations based on your income documentation, existing liabilities, and co-borrower details. Planning conservatively with 50% TDSR utilisation provides buffer against interest rate rises and unforeseen income disruptions.

How does 245 Compassvale Road compare to nearby competing HDB developments in terms of value and positioning?

Sengkang contains multiple established HDB estates spanning several decades of development, creating a diverse supply landscape across varying price points and lease maturities. Immediate neighbours include estates such as Sengkang North and other precincts, which may offer comparable unit sizes and configurations at marginally different price points depending on their specific MRT accessibility and amenity proximity. Properties within direct walking distance of Compassvale LRT Station typically command modest positioning premiums relative to estates requiring longer transit commutes, a differential reflecting the established preference for convenience and connectivity in Singapore's property market. You should survey three to five competing estates in the Sengkang corridor, comparing per-square-foot pricing for equivalent unit types and lease tenures to establish whether 245 Compassvale Road represents fair value or premium positioning. Developments with superior MRT access and newer infrastructure upgrades typically command higher valuations, whilst more remote estates may offer lower entry costs but face longer-term demand uncertainty.

Which unit stack or floor level at 245 Compassvale Road typically offers the best value proposition?

Mid-range floors (typically levels 10 to 25) often present optimal value by balancing reduced noise exposure and enhanced natural ventilation against the modest premium demanded for high-floor positioning. Lower floors (1 to 9) frequently trade at discounts of 5% to 10% relative to mid-range comparables, reflecting buyer preferences for distance from ground-level ambient noise and foot traffic, though they may appeal to families with elderly members or young children who prioritise stairwell accessibility. Very high floors (above level 30) command premiums of 5% to 15% due to enhanced privacy and view characteristics, though these premiums do not necessarily translate into proportional resale value or rental demand improvements. From an investment perspective, mid-floor units typically deliver superior rental yields and resale liquidity, as they appeal to the broadest tenant and buyer demographics without incurring premium pricing. You should prioritise mid-range positioning when optimising between purchase cost and future exit optionality.

What is the future supply pipeline for HDB flats in the Sengkang district, and how might new launches affect 245 Compassvale Road values?

Sengkang has historically received regular Build-to-Order (BTO) allocations from HDB as part of Singapore's national housing development programme, though the frequency and scale of new launches varies based on government policy priorities and demographic forecasting. New HDB supply in adjacent precincts can exert downward pressure on pricing for older estates if the newer units offer superior layouts, longer lease tenures, or enhanced amenities at competitive price points. However, established estates like 245 Compassvale Road typically retain value through their mature infrastructure, established community networks, and immediate transit accessibility—factors that newer precincts may take years to replicate. The development's position as an MRT-proximate mature estate provides relative insulation from supply pressure, as the advantages of location and infrastructure maturity typically justify modest price premiums relative to newer but more distant developments. You should monitor HDB's allocation plans for Sengkang through official announcements, but recognise that transit-connected established estates have historically outperformed or held steady against new supply introductions.

[For Rent] Hdb Flat At 245 Compassvale Road — From S$3,700