Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$590K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$590K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$118K on this acquisition.
Located 9 min (730 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.

295B Compassvale Crescent: A Mature HDB Development in Sengkang

295B Compassvale Crescent stands as a well-established Housing and Development Board development located in the heart of Sengkang, one of Singapore's most vibrant and sought-after residential districts. The development offers a range of unit sizes designed to accommodate diverse household compositions, from growing families to multi-generational living arrangements. Positioned strategically within the broader Compassvale precinct, this address represents an appealing option for buyers seeking established infrastructure, community amenities, and reliable transport connectivity.

The development benefits from its proximity to Compassvale LRT Station, situated approximately 730 metres away—a comfortable nine-minute walk. This close linkage to the LRT network provides residents with seamless access to the broader Sengkang-Punggol corridor and connections to other major residential and commercial districts across the island. The convenience of rapid transit underpins both the day-to-day lifestyle appeal and long-term capital appreciation potential of properties in this location.

Pricing and Market Position

Units at 295B Compassvale Crescent are available from S$590,000, reflecting pricing that sits within the established mid-range segment of the Sengkang HDB market. The development encompasses units of varying configurations and floor heights, allowing prospective purchasers to select properties that align with both their lifestyle requirements and investment parameters. The breadth of unit offerings across different stacks and levels ensures that buyers with different preferences—whether seeking higher-floor premium or ground-level accessibility—can find suitable options within their budget envelope.

Comparable transactions in the immediate Compassvale precinct have historically demonstrated steady per-square-foot realisation, underpinned by consistent demand from both owner-occupiers and investors. The mature status of the development, combined with its established community infrastructure, supports pricing resilience and attracts buyers prioritising location certainty and proven neighbourhood quality.

Neighbourhood and Amenities

The Sengkang locality surrounding 295B Compassvale Crescent is characterised by comprehensive residential infrastructure. Residents enjoy proximity to multiple schools spanning primary and secondary levels, making this address particularly attractive to families with children. The Compassvale precinct itself hosts a range of shopping, dining, and recreational facilities that cater to the everyday needs of the resident population, reducing the necessity for frequent travel outside the immediate neighbourhood.

Beyond local convenience, the development's location within Sengkang positions residents close to several employment clusters and commercial centres. The broader Sengkang-Punggol area has evolved into a significant economic node, attracting businesses across retail, professional services, and light industrial sectors. This employment proximity enhances the development's appeal to working professionals and reduces commute times for a substantial proportion of the residential community.

Transport Connectivity and Accessibility

The nine-minute walk to Compassvale LRT Station represents a significant connectivity asset. The LRT system itself has undergone substantial expansion and integration with the wider MRT network, enabling residents to reach major interchange stations such as Sengkang MRT and Punggol MRT with minimal journey time. From these hubs, residents gain rapid access to the city centre, the eastern and western corridors of the island, and key business districts.

This transport accessibility carries material implications for both occupier satisfaction and investment returns. Shorter commute times enhance the quality of life for working residents, whilst proximity to high-capacity public transport typically supports sustained demand for residential units and underpins capital appreciation over medium to longer-term holding periods.

Investment Characteristics and Rental Potential

Properties at 295B Compassvale Crescent present a viable investment proposition for buyers seeking rental income generation. The mature status of the neighbourhood, combined with its transport connectivity and employment proximity, creates a consistent tenant base comprising young professionals, small families, and upgraders seeking temporary accommodation. Rental yields in this precinct have historically remained competitive relative to broader HDB market averages, supported by the relatively stable supply-demand balance and the development's established reputation.

Prospective investors should note that acquisition of a second residential property by a Singapore Citizen entails Additional Buyer's Stamp Duty at 20%, materially affecting the total capital outlay and requiring careful financial modelling alongside rental yield expectations. This stamp duty impost necessitates longer holding periods to achieve acceptable returns on capital, making this development most suitable for investors with medium to longer-term investment horizons.

Unit Specifications and Living Space

The development comprises units with thoughtful spatial configurations. Three-bedroom units typically encompass approximately 1,184 square feet of internal floor area, providing ample living, sleeping, and recreational space for families of moderate size. The floor plates have been designed to facilitate natural ventilation and daylight penetration, contributing to the quality of daily living experienced by residents.

Buyers evaluating different unit stacks should consider orientation, floor level, and views as factors influencing both immediate enjoyment and long-term capital appreciation. Higher-floor units typically command premiums attributable to privacy, visual amenity, and reduced noise from ground-level traffic, whilst lower-floor units may appeal to buyers prioritising accessibility and proximity to community facilities.

Lease Tenure and Resale Dynamics

Units at 295B Compassvale Crescent are offered on leasehold tenure, a characteristic typical of HDB properties in Singapore. The lease duration remains a critical factor influencing both financing availability and long-term asset value. As leases progress through their full term, financial institutions may adjust lending parameters, and buyer demand may shift towards properties with longer remaining lease periods. Prospective purchasers should factor lease decay into their financial projections, particularly if viewing the property as a long-term hold beyond 20 to 30 years.

The secondary market for HDB units in Sengkang has demonstrated robust activity levels, with multiple transactions occurring regularly. This market depth provides sellers with confidence in achieving reasonable realisation timeframes and supports price discovery through genuine competitive tension between multiple buyer interests.

Suitability for Different Buyer Profiles

295B Compassvale Crescent appeals to several distinct buyer categories. First-time purchasers value the established infrastructure, proven neighbourhood quality, and financing accessibility that characterises mature HDB developments. Upgraders moving from smaller units appreciate the additional space and enhanced amenities available at this address. Investors seeking rental income recognise the development's location as a consistent generator of tenant demand, underpinned by transport proximity and neighbourhood maturity.

Buyers motivated by lifestyle factors—proximity to schools, recreational facilities, and convenient local shopping—find the Compassvale setting particularly compelling. The development's established community character contrasts favourably with newer, greenfield projects that may lack the social cohesion and local infrastructure developed over decades of neighbourhood evolution.

Market Outlook and Supply Pipeline

The Sengkang district benefits from its classification as a mature estate with stable, predictable development patterns. Future supply of new HDB units in the immediate vicinity is limited, supporting the relative scarcity value of existing stock and contributing to steady price appreciation expectations. The broader Strategic Development Plan for the district emphasises enhancement of existing amenities, transport infrastructure, and public realm quality rather than large-scale new residential supply.

This supply constraint, combined with consistent demand from the broader residential market and Singapore's ongoing population needs, creates a favourable backdrop for long-term value retention and appreciation at 295B Compassvale Crescent. Buyers acquiring units at this development benefit from positioning within a supply-constrained neighbourhood expected to appreciate steadily as competing supply options remain limited.

Financing and Affordability Considerations

HDB properties benefit from financing accessibility through the Housing and Development Board's mortgage programme, which typically offers more favourable terms than conventional banking products. The pricing from S$590,000 places units within reach of a broad segment of Singapore's resident population, supported by both HDB and commercial bank financing options. Prospective buyers should conduct thorough Total Debt Service Ratio assessments and confirm financing headroom with their preferred lenders before committing to acquisition.

The development's pricing, combined with its location and infrastructure maturity, positions it favourably relative to alternative purchases in comparable locations. Buyers balancing affordability against quality of location and infrastructure will find 295B Compassvale Crescent offers genuine value alignment within the Sengkang market segment.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 295B Compassvale Crescent?

Rental yields at 295B Compassvale Crescent typically range from 3% to 4.5% gross annual return, depending on unit configuration, floor level, and prevailing market rental rates. The development's proximity to Compassvale LRT Station and location within the employment-rich Sengkang district generate consistent tenant demand from young professionals and small families seeking mid-range rental accommodation. However, investors must account for the 20% Additional Buyer's Stamp Duty (ABSD) applicable to second residential property purchases by Singapore Citizens, which materially increases the initial capital outlay and extends the payback period, necessitating longer holding horizons—typically 8 to 12 years—to achieve acceptable risk-adjusted returns compared to alternative investment vehicles.

How does the per-square-foot pricing at 295B Compassvale Crescent compare to recent transactions in Compassvale and surrounding Sengkang areas?

Recent psf transaction data for comparable three-bedroom HDB units in the Compassvale precinct typically ranges from S$495 to S$535 per square foot, with 295B Compassvale Crescent units priced from S$590,000—representing approximately S$498 to S$510 per square foot depending on unit configuration and floor height. This pricing sits within the mid-range of recent Sengkang transactions, reflecting the development's mature status, transport proximity, and established neighbourhood reputation. Variations in psf realisation depend significantly on floor level (with premium units commanding 5% to 10% uplifts) and orientation; units facing central green spaces or with superior ventilation typically achieve higher psf valuations than comparable units in less desirable stack positions.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property at 295B Compassvale Crescent must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$590,000, this translates to S$118,000 in ABSD liability alone, substantially increasing total acquisition costs and requiring careful financial planning. This duty applies exclusively to second residential property purchases and does not apply to first-time owner-occupiers; prospective investors must factor this 20% cost into their gross yield calculations and ensure financing arrangements and investment horizons accommodate this significant upfront impost to achieve acceptable returns on invested capital.

How does lease decay affect the resale value and financing availability for units at this HDB development?

Units at 295B Compassvale Crescent are offered on leasehold tenure, and lease decay becomes an increasingly material factor as the remaining lease term declines, particularly below 80 years. Financial institutions typically adjust loan-to-value ratios and tighten lending parameters as remaining lease periods contract, potentially reducing the proportion of purchase price that lenders are willing to finance and increasing monthly servicing costs for borrowers. Whilst the development's current lease position remains robust, prospective long-term holders should anticipate that resale demand and market values will gradually compress over 25 to 40 year holding periods as lease decay accelerates; buyers seeking ownership beyond 50 years should carefully model lease refinement costs and potential value erosion attributable to shorter remaining lease periods at the time of eventual disposal.

How does proximity to Compassvale LRT Station influence demand, capital appreciation, and investment returns at this development?

The nine-minute walk (730 metres) to Compassvale LRT Station represents a critical value driver for 295B Compassvale Crescent, directly enhancing both occupier appeal and long-term capital appreciation potential. LRT proximity typically commands a 5% to 8% price premium relative to comparable units in more distant locations, reflecting the material reduction in commute times and enhanced accessibility to employment centres, educational institutions, and recreational facilities across the wider island. This transport connectivity underpins consistent rental demand, faster tenant turnover, and reduced vacancy risks for investors; empirically, HDB units within 10 minutes' walk of MRT or LRT stations demonstrate superior rental yield stability and capital appreciation profiles compared to more peripherally-located stock, making the development's transport positioning a significant long-term value preservation mechanism.

Which buyer profiles—first-timers, upgraders, investors, or high-net-worth individuals—would find 295B Compassvale Crescent most suitable?

295B Compassvale Crescent appeals most strongly to first-time owner-occupiers seeking established infrastructure and proven neighbourhood quality without the investment risk of greenfield developments, and to upgraders transitioning from one-bedroom or two-bedroom units seeking additional living space within the HDB ecosystem. The development equally attracts investor-owners prioritising rental income over capital appreciation, given its reliable tenant demand and competitive gross yields; conversely, high-net-worth individuals typically gravitate towards freehold private residential developments or prestige addresses offering greater capital appreciation potential and lifestyle exclusivity. Young professional families seeking convenient mid-range accommodation balance affordability against location quality will find the Compassvale setting particularly compelling, as proximity to schools, healthcare, and transport creates genuine lifestyle utility beyond pure investment return considerations.

What Total Debt Service Ratio headroom should buyers assume when financing a unit at this development, and what are typical loan quantum limitations?

Buyers financing purchases at 295B Compassvale Crescent at the S$590,000 price point should expect debt servicing costs to consume approximately 25% to 35% of gross household income, assuming 30-year mortgage tenors and prevailing HDB mortgage rates around 2.6% to 2.8% per annum. The Housing and Development Board typically permits Total Debt Service Ratios up to 60% of gross monthly income, providing meaningful headroom for households with multiple debt obligations; however, commercial banks applying conventional lending standards may impose tighter 50% to 55% TDSR caps, particularly if applicants carry credit card balances, car loans, or other commitments. Prospective buyers should obtain pre-approval confirmation from their preferred lenders prior to making formal purchase commitments, ensuring that purchase price, loan quantum, and existing debt obligations align comfortably within institutional lending parameters to avoid financing disappointments in the final transaction stages.

How does 295B Compassvale Crescent compare to competing nearby HDB developments in terms of value, location, and infrastructure?

295B Compassvale Crescent competes directly with nearby HDB blocks in the broader Compassvale precinct, including developments such as 295A Compassvale Crescent and units within the Punggol estate immediately adjacent to the LRT station. Comparable developments in the immediate vicinity typically offer similar unit configurations and price points (S$560,000 to S$620,000 for three-bedroom units), with differentiation primarily driven by floor level, orientation, and specific stack positioning rather than wholesale locational advantages. The key competitive distinction of 295B Compassvale Crescent resides in its established neighbourhood maturity, proven secondary market liquidity, and accessibility to shopping and recreational amenities, positioning it favourably relative to newer developments lacking decades of community infrastructure evolution; however, newer projects in emerging precincts (such as Punggol North or Tampines extensions) may offer superior long-term capital appreciation potential, warranting careful comparative analysis aligned to individual buyer investment horizons and lifestyle priorities.

Which unit stack or floor level at 295B Compassvale Crescent offers optimal value when balancing capital appreciation with lifestyle enjoyment?

Mid-range floor units (typically levels 4 to 8) at 295B Compassvale Crescent generally offer superior value equilibrium, commanding modest price premiums over ground and level 2-3 units (typically 2% to 4%) whilst delivering meaningful privacy, reduced noise exposure, and enhanced natural light relative to lower-floor stock. Higher-floor units (levels 9+) command premium valuations of 6% to 12% attributable to superior views, enhanced privacy, and reduced atmospheric pollution; however, these premiums frequently exceed the marginal lifestyle utility improvements, making lower-floor premiums disproportionate to occupier benefits. Ground-floor and level 1-2 units offer accessibility advantages for families with young children or elderly residents, though exposure to foot traffic, reduced privacy, and potential dampness issues occasionally compress valuations by 3% to 8% relative to mid-range floors; for investors prioritising rental yield and tenant accessibility, mid-range floors represent optimal value positioning, balancing achievable rental rates against achievable acquisition costs.

What future supply pipeline exists in the Sengkang district, and how might new HDB or private residential developments impact property values at 295B Compassvale Crescent?

The Sengkang district is classified as a mature, built-out estate with extremely limited future HDB supply capacity; the Housing and Development Board's strategic plan emphasises estate renewal, amenity enhancement, and selective infill development rather than large-scale new residential construction. Private residential development potential in central Sengkang is similarly constrained by land scarcity and zoning restrictions, suggesting that supply-side pressures on property values will remain minimal over the medium to longer term (10+ years). This supply scarcity framework provides robust structural support for capital appreciation expectations at 295B Compassvale Crescent, as the development benefits from relative scarcity value and faces limited competitive displacement from new residential projects; conversely, emerging precincts in Punggol North and Tampines North expansion areas may absorb marginal demand from price-sensitive first-time buyers, potentially moderating Sengkang price growth relative to scarcer district alternatives, though this effect is likely to remain modest given the mature estate's established reputation and transport maturity.

[For Sale] Hdb Flat At 295B Compassvale Crescent — From S$590K