Type

Units

Min Area

Price Range

3 BR

1260 sqft

S$650K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$650K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$130K on this acquisition.
Located 1 min (70 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.

252 Compassvale Street: A Connected HDB Haven in Sengkang

Located at the heart of Sengkang's established residential corridor, 252 Compassvale Street represents a quintessential HDB offering that combines accessibility with community vibrancy. The development sits barely a minute's walk from Compassvale LRT Station on the Sengkang East Line, placing residents within immediate reach of rapid transit connectivity. This proximity to the SE Line has made the Compassvale precinct increasingly attractive to commuters seeking swift access to the central business district, the eastern stretches of Singapore, and cross-island networks via existing interchange nodes.

The address itself reflects Sengkang's mature infrastructure ecosystem. Compassvale Street runs through a district that has evolved substantially over the past two decades, with supporting amenities, schools, markets, and healthcare facilities deeply embedded into the neighbourhood fabric. First-time buyers will find the area particularly welcoming, as HDB neighbourhoods in Sengkang typically offer well-maintained common spaces, established resident communities, and a settled feel that appeals to those building roots in the eastern corridor. Upgraders moving from older towns or smaller units will appreciate the combination of newer-generation housing stock with the established transport backbone that Sengkang provides.

Pricing and Market Position

Units at 252 Compassvale Street are positioned competitively within the broader Sengkang HDB market. The development commands pricing that reflects its LRT-proximate location and the maturity of the Compassvale precinct as a residential destination. For prospective buyers evaluating this address against other HDB offerings in the eastern zone, the price-per-square-foot metric tends to be reasonable, particularly when factoring in the convenience premium attached to immediate LRT access. The range of available configurations—spanning three-room to larger formats—means that buyers across different budget bands can find options suited to their financial parameters.

Investment-oriented purchasers should note that HDB resale values in this pocket have demonstrated steady appreciation tied to transport upgrades, new amenities, and broader demand for Sengkang properties. The Compassvale locale, in particular, has benefitted from sustained rental interest, making it an attractive proposition for those seeking medium to long-term capital growth paired with tenant demand.

Transport and Neighbourhood Connectivity

The defining feature of 252 Compassvale Street is its relationship to Compassvale LRT Station. One-minute walking distance is not merely a convenience—it is a material determinant of demand dynamics and capital appreciation in the HDB resale market. Residents can reach the CBD within 25 to 30 minutes during off-peak periods, making this address attractive to office workers, service sector employees, and those with regular business travel needs. The SE Line itself connects seamlessly to other MRT and LRT corridors, creating a web of onward connectivity that underpins long-term value retention.

Beyond transit, the Compassvale neighbourhood itself has matured into a self-contained community. The nearby Sengkang Town Centre, Anchorpoint shopping mall, and a dense retail spine along Compassvale Drive mean that daily shopping, dining, and leisure activities are accessible without vehicular dependency. For families, the presence of several primary and secondary schools within the block—including schools operated by the Ministry of Education—adds to the residential appeal and supports sustained demand among upgraders with children.

Unit Composition and Living Space

The development encompasses a range of unit types, allowing prospective buyers to select configurations that align with their household composition and lifestyle needs. Three-bedroom units remain the workhorse of Sengkang's HDB portfolio, offering sufficient space for small to medium families at reasonable price points. Larger formats provide additional flexibility for multigenerational households or buyers seeking home-office space—a consideration that has gained traction since 2020 as flexible working arrangements became more prevalent in Singapore's employment landscape.

Typical units in this stack boast layouts that maximise natural ventilation and light penetration, a hallmark of more recent HDB design iterations. Built-in storage solutions, modular kitchen designs, and bathroom configurations that accommodate aging-in-place considerations are standard. The total area measurements available range widely, providing flexibility for buyers to choose between compact living and more expansive floor plates depending on budget and household size.

Suitability for Different Buyer Cohorts

First-time buyers entering the HDB market will find 252 Compassvale Street an excellent entry point. The address offers a balance between accessibility, established community infrastructure, and pricing that sits well within the parameters of first-time buyer financing. Bank lending for HDB flats at this price point is generally straightforward, with loan tenure and quantum aligned to standard HDB financing frameworks. The neighbourhood's maturity also means fewer surprises regarding future estate management or upgrading programmes, providing a degree of certainty for newcomers.

Upgraders stepping up from a smaller unit or an older estate will appreciate the newer construction standards, improved unit layouts, and the transport convenience that Compassvale offers. Many upgraders prioritise proximity to work or schools, and the LRT station adjacency makes this address particularly compelling for those whose employment lies in the central or eastern corridors. The resale flexibility is also noteworthy—units at this address tend to be in steady demand, offering upgraders a straightforward on-market disposal should life circumstances require a subsequent move.

Investors viewing 252 Compassvale Street through a rental yield lens will note that the Compassvale pocket has attracted consistent tenant interest. Young professionals, small families, and expatriates posted to the eastern region all represent potential tenant pools. Monthly rental returns, when aggregated over a holding period of 5 to 10 years and combined with capital appreciation, can deliver reasonable overall returns. The HDB lease decay risk—which becomes material beyond the 60-year mark—is not yet a pressing concern for units at this address, given the estate's relative youth.

Financing and Eligibility Considerations

Purchasers acquiring 252 Compassvale Street should familiarise themselves with HDB loan frameworks and eligibility criteria. First-time buyers enjoy concessionary financing terms from HDB itself, with loan-to-value ratios permitting highly leveraged purchases. Second-time and subsequent buyers can access HDB financing as well, though loan quantum may be constrained relative to first-time buyer parameters. The Total Debt Servicing Ratio (TDSR) framework, which caps monthly debt servicing at 60% of gross household income, will apply to all borrowers, meaning that assessment of one's existing debt stock is essential before proceeding to offer.

For second-property purchasers resident in Singapore, the 20% Additional Buyer's Stamp Duty applies to HDB acquisitions. This duty is payable on top of the standard buyer's stamp duty and is calculated on the purchase price. A buyer acquiring a unit at this address as a second residential property should factor this 20% ABSD into their total acquisition cost, potentially adding materially to the outlay required at the point of purchase.

Future Supply and Market Dynamics

The Sengkang GRC, within which Compassvale falls, remains a focus for HDB new-build initiatives by the Housing and Development Board. However, the estate itself is now mature, meaning that new supply within immediate proximity is unlikely. This supply constraint can provide a tailwind to resale values, as demand continues to encounter relatively fixed stock levels. The broader eastern corridor, however, does have new HDB launches planned in adjacent areas, which may exert downward pressure on certain price segments. Buyers should monitor the HDB pipeline to understand how future supply might influence the longer-term resale dynamics of this address.

Conclusion

252 Compassvale Street embodies the essence of what many Singaporeans seek in a residential HDB purchase: proximity to quality public transport, access to established community amenities, reasonable pricing, and genuine long-term value potential. Whether as a first purchase, an upgrade, or an investment, this Sengkang address merits consideration within a broader property search strategy.

Frequently Asked Questions

What is the estimated rental yield for units at 252 Compassvale Street if purchased as an investment?

Rental yields for HDB flats in the Compassvale pocket typically range from 2.5% to 3.5% gross annual return, depending on the specific unit configuration, floor level, and prevailing market rental rates. The proximity to Compassvale LRT Station enhances tenant appeal, as young professionals and small families actively seek properties with immediate transit access to simplify commuting. When capital appreciation—averaging 2% to 3% per annum in established Sengkang precincts—is combined with rental income, total returns over a 5 to 10 year holding period can be materially attractive, particularly for investors with a medium to long-term outlook and the capacity to weather short-term market volatility.

How does pricing at 252 Compassvale Street compare to recent per-square-foot transactions in the Sengkang HDB market?

Units at 252 Compassvale Street are priced in line with recent comparable transactions for three-room and larger HDB flats in Sengkang, with price-per-square-foot figures typically ranging from S$500 to S$550 depending on floor level, stack position, and unit condition. The LRT proximity commands a modest premium over non-transit-adjacent blocks within the same estate, reflecting the tangible value that immediate rail connectivity confers in the HDB resale market. Comparison transactions from the past 6 to 12 months indicate that buyers remain willing to pay this incremental premium for units at this address, particularly when assessed against older blocks or those situated further from MRT/LRT nodes.

What Additional Buyer's Stamp Duty implications apply to second-property purchasers at this address?

Singapore Citizens purchasing 252 Compassvale Street as a second residential property must pay Additional Buyer's Stamp Duty at the rate of 20% on the purchase price. For a unit acquired at S$650,000, the ABSD liability would total approximately S$130,000, significantly elevating the total acquisition cost beyond the base purchase price and the standard buyer's stamp duty. This duty is payable upfront at the point of purchase, and purchasers must factor it into their financial planning and loan serviceability calculations. Permanent Residents and foreigners face even steeper ABSD rates and are typically ineligible for HDB purchases altogether, making ABSD a material consideration primarily for Singapore Citizens acquiring a subsequent residential property.

Are there lease decay risks for units at 252 Compassvale Street, and how might this affect resale value?

The Compassvale estate is relatively mature but not yet in the phase where lease decay becomes a material concern for most units. Most HDB flats in this location are now in the 35 to 45-year range from their initial 99-year commencement, meaning buyers have ample time before lease length becomes a headwind to resale value. The HDB Lease Decay framework, which was introduced to manage the impact of dwindling lease tenure on market value, applies particularly to flats beyond the 60-year mark. Buyers of units at 252 Compassvale Street should anticipate that this address will remain a straightforward resale proposition for at least another 15 to 20 years before lease decay becomes a pricing factor, and even then, HDB's policies and potential top-ups may provide mitigation.

How does proximity to Compassvale LRT Station influence demand and capital appreciation at this address?

The one-minute walk to Compassvale LRT Station is a material driver of both demand and capital appreciation for 252 Compassvale Street. Buyers prioritise transit accessibility because it directly impacts commute times, transport costs, and lifestyle convenience. Properties within immediate walking distance of LRT/MRT nodes consistently command premiums of 5% to 10% relative to otherwise comparable units located further from rail infrastructure. The SE Line's integration into Singapore's broader rapid transit network means that Compassvale residents enjoy swift connectivity to job centres, educational institutions, and leisure destinations islandwide. This enduring appeal of transit-proximate locations suggests that appreciation trajectories for units at this address should align with or exceed broader Sengkang HDB market trends, provided the estate itself does not face significant supply shocks or demographic decline.

Which buyer profiles are best suited to 252 Compassvale Street—first-timers, upgraders, investors, or HNW purchasers?

252 Compassvale Street appeals most strongly to first-time buyers seeking an entry into HDB ownership at a price point that is manageable without heroic leverage, and to upgraders moving up from smaller or older units who value the established infrastructure and transport connectivity. First-time buyers will benefit from concessionary HDB loan terms, straightforward servicing of debt at typical income levels, and a neighbourhood with predictable resale demand. Upgraders will appreciate the newer construction standards and the LRT adjacency. Investment-minded purchasers will find solid rental demand and reasonable capital growth prospects, though returns are moderate rather than spectacular. High-net-worth individuals typically view HDB properties as non-core assets, though some HNW investors acquire them as part of diversified portfolios. The address is less suited to luxury-focused buyers or those seeking high-yielding short-term turnarounds.

What TDSR and financing headroom implications exist for buyers at typical price points for this development?

Units at 252 Compassvale Street, typically priced from S$650,000 upwards, imply loan amounts in the range of S$450,000 to S$520,000 for buyers able to secure 70% to 80% loan-to-value financing. At current HDB lending rates (typically 2.6% or lower), monthly instalment for a S$500,000 loan over 20 years would approximate S$2,500 to S$2,700. Under the TDSR framework, this instalment must not exceed 60% of gross household income, implying a minimum household income of approximately S$4,200 to S$4,500 per month for comfortable approval. First-time buyers will find headroom more generous than second-time buyers, who face marginally tighter lending parameters. Prospective purchasers should stress-test their serviceability against potential interest rate increases and ensure that existing debt (car loans, credit cards, student loans) does not consume TDSR headroom.

How does 252 Compassvale Street compare to nearby competing HDB developments in terms of value and appeal?

252 Compassvale Street competes directly with other mature HDB blocks within the Sengkang Town precinct, including neighbouring blocks on Compassvale Drive, Sengkang East Avenue, and units accessible from Sengkang MRT Station (East-West Line). The key differentiation for 252 Compassvale Street is its LRT proximity—not all competing blocks enjoy a one-minute walk to a rail node. Pricing tends to be comparable across these competing addresses, though the specific LRT advantage means that units at this location may command a modest premium in the resale market. Blocks situated further from MRT/LRT nodes may offer slightly lower price points but also face weaker tenant demand and potentially softer capital appreciation. Newer HDB estates further east (such as Punggol) may offer fresher layouts and more contemporary amenities, but at higher price points and with longer commutes to the CBD, making them less attractive to buyers seeking maximum transport convenience at moderate cost.

Which unit stacks or floor levels offer the best value at 252 Compassvale Street?

Mid-level floors (typically levels 4 to 12) offer the optimal balance of pricing and liveability at 252 Compassvale Street. Lower floors command a discount due to reduced privacy, greater noise exposure, and potential dampness concerns, making them excellent value for investors prioritising yield over resident comfort. Upper floors (levels 15+) command premiums for superior views, reduced noise, and perceived prestige, but these premiums often exceed the tangible utility benefit for most buyers. Corner units (where available) and units with unobstructed views command prices 5% to 8% above typical central stack units, and this premium may or may not be justified depending on personal preference. Side-facing units on levels 6 to 10 often represent the sweet spot: they offer modest privacy benefits, acceptable noise levels, and lower pricing than equivalent units on higher floors, delivering strong value for both owner-occupiers and investors.

What is the future supply pipeline for HDB units in the Sengkang district, and how might this affect 252 Compassvale Street's long-term resale value?

The Sengkang estate itself is mature and unlikely to see significant new HDB construction within the immediate Compassvale precinct, providing a supply constraint that should support long-term resale values. However, the broader eastern corridor—particularly precincts like Punggol, Hougang, and Pasir Ris—continues to receive allocations for new HDB launches as part of the Housing and Development Board's five-year construction pipeline. New HDB launches in adjacent towns may exert downward pressure on resale values in older estates like Sengkang if they offer materially superior amenities or layouts at comparable price points. Prospective buyers should monitor HDB press releases and the BTO (Build-to-Order) pipeline to assess whether upcoming supply might fragment demand. In the near term (next 3 to 5 years), the lack of significant new supply in Sengkang itself suggests that capital appreciation should remain stable to positive, particularly for units at transport-proximate locations like 252 Compassvale Street.

[For Sale] Hdb Flat At 252 Compassvale Street — From S$650K