Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$3,800/mo

Other

200 sqft

S$1,100/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,100 to S$3,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220 on this acquisition.
Located 4 min (350 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.

299A Compassvale Street: Established HDB Living in Sengkang

299A Compassvale Street represents a compelling residential proposition within Sengkang, one of Singapore's most vibrant and mature housing estates. Nestled in the heart of the northeastern corridor, this development delivers the practical advantages of established community infrastructure combined with modern connectivity that appeals to both owner-occupiers and investors seeking stable long-term returns.

The flats at this address benefit from an exceptional transport advantage. Situated just four minutes' walk—approximately 350 metres—from Sengkang West LRT Station (SE1), residents enjoy seamless access to the broader Sengkang LRT Line network. This proximity to rapid transit fundamentally reshapes commute patterns, enabling professionals to reach employment hubs across the island with ease whilst maintaining the convenience of neighbourhood shopping and schooling within the immediate vicinity. The SE1 station itself anchors a thriving commercial precinct, reducing reliance on private transport and enhancing the property's appeal to environmentally conscious buyers and renters alike.

Sengkang itself has evolved into a mature, densely populated residential zone with comprehensive amenities ecosystem. The neighbourhood hosts multiple primary and secondary schools, ensuring educational options for families at every stage. The nearby Compass Point shopping mall and Sengkang Grand residences create a vibrant social and commercial landscape, whilst the Sengkang Sports Complex caters to recreation and wellness pursuits. This depth of infrastructure—accumulated over decades of estate development—provides stability and confidence in long-term property valuations within this sector.

Property Specifications and Layout

Units at 299A Compassvale Street predominantly feature three-bedroom, two-bathroom configurations spanning approximately 1,216 square feet. This layout reflects a contemporary HDB design philosophy emphasising flexibility and livability. The space accommodates multi-generational living arrangements, home-based work setups, and rental subdivision strategies that appeal to investors managing cash flow objectives. The floor plate size sits within the mid-to-upper range for HDB flats of this vintage, offering proportionate living areas and bedroom dimensions that avoid the constraints of older, more compact units.

The two-bathroom provision—increasingly standard in newer HDB developments—addresses the practical realities of modern household dynamics, reducing morning congestion and enhancing quality of life for larger families. Storage solutions and kitchen proportions reflect current construction standards, translating into lower ongoing maintenance expectations compared to older stock scattered across the estate.

Investment and Rental Considerations

From an investment perspective, 299A Compassvale Street occupies an attractive middle ground. The development's proximity to the LRT station and its location within a mature, fully-serviced estate create consistent rental demand. Tenants seeking affordable yet well-connected accommodation in Sengkang are a persistent cohort, supporting occupancy rates that typically exceed 90% for appropriately-priced units. Monthly rental ranges reflect broader market conditions in this district, with three-bedroom units experiencing moderate upside as transport-linked properties command premiums over more isolated addresses within the same estate.

Investors considering acquisition should factor the 20% Additional Buyer's Stamp Duty (ABSD) applicable to second residential properties purchased by Singapore Citizens. This levy, payable upfront, materially affects cash flow modelling and must be incorporated into yield calculations from the outset. Over a 15–20 year holding horizon, however, the rental cash flow and capital appreciation potential of a well-positioned HDB flat in a transport-proximate location frequently justify the initial ABSD burden, particularly in estates like Sengkang where demographic growth continues to underpin demand.

Financing and Affordability

HDB flats at 299A Compassvale Street remain within the financing parameters accessible to first-time buyers and upgraders. Monthly instalment commitments, calculated against typical purchase prices, generally allow qualifying households to maintain a Total Debt Servicing Ratio (TDSR) well within the 60% regulatory ceiling. CPF utilisation for purchase and monthly payments remains straightforward under standard HDB schemes, reducing out-of-pocket cash requirements compared to private property acquisition at equivalent scales.

Upgraders transitioning from smaller flats benefit from the option to rent out their existing property whilst occupying a larger unit, creating rental income streams that partially offset new mortgage obligations. First-time buyers, conversely, access concessional HDB loan rates and the Enhanced CPF Housing Grant scheme, substantially reducing the quantum of cash required at point of purchase. This layered accessibility has historically supported Sengkang's appeal across demographic cohorts, from young couples establishing households through to families expanding their living footprint.

Lease Tenure and Long-Term Value

All HDB flats operate under a 99-year lease structure originating from the date of handover. Whilst this tenure—measured from construction completion—does not extend indefinitely, the leasehold horizon remains sufficient to support several decades of ownership and wealth accumulation for current-generation buyers. Resale values within the HDB market do experience lease-related depreciation as properties approach the 80–90 year mark; however, 299A Compassvale Street's position as a relatively recent development means lease decay remains a distant consideration unlikely to materialise within the primary holding period of most investors or owner-occupiers.

The Housing and Development Board's renewed focus on upgrading older estates and supporting lease extension applications underscores the policy commitment to preserving HDB asset values across the portfolio. Properties in growth-oriented estates like Sengkang, where population density and service provision continue to intensify, benefit from this institutional backing and attract sustained demand from successive waves of buyers and renters.

Comparison Within the Broader Sengkang Landscape

Competing HDB developments across Sengkang offer varying combinations of vintage, size, and transport proximity. Older walk-up blocks, whilst occasionally offering more generous floor plates, lack the amenity depth and modern finishes of contemporary construction. Newer Build-to-Order (BTO) flats, by contrast, may offer fresher interiors but frequently locate further from major transport nodes, requiring active commuting investment. 299A Compassvale Street occupies a pragmatic middle position: mature enough to offer stable pricing and minimal defect liability, yet recent enough to provide acceptable specification standards and direct LRT access.

Price per square foot within this immediate precinct remains competitive relative to private condominiums and to HDB stock in transport-advantaged locations elsewhere on the island. Investors comparing yields across different districts often find Sengkang properties offer superior rent-to-price ratios compared to central-area or fringe-district alternatives, translating into more robust cash-on-cash returns for capital-constrained purchasers.

District Growth Dynamics and Future Supply

Sengkang's demographic trajectory continues upward, supported by ongoing HDB estate refreshment programmes and the completion of the Sengkang-Punggol New Town Vision. The northern fringe of Singapore remains a focus for public housing expansion, though new BTO launches in this sector now predominantly target future-growth areas rather than the mature Compassvale neighbourhood. This transition suggests limited new supply competing directly with resale stock in 299A Compassvale Street's immediate locality, potentially supporting resale valuations as demand from upgraders and investors concentrates on existing developments offering proven connectivity and amenity infrastructure.

The broader NorthEast region continues attracting employment clusters and residential migration, underpinning sustained demand for housing at all price points and lease durations. 299A Compassvale Street's location within this growth corridor positions it favourably relative to properties in static or declining demographic zones, supporting long-term capital preservation and appreciation potential.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 299A Compassvale Street as an investment?

Monthly rental yields for three-bedroom HDB flats at this address typically range between 3% and 4% per annum (gross), depending on unit condition, floor level, and exact orientation. At current market prices, a unit acquired for approximately S$450,000–S$500,000 could generate monthly rental income of S$1,200–S$1,600, translating into annual yields of S$14,400–S$19,200 before expenses. Actual net yield after outgoings—property tax, maintenance, agent commissions, and vacancy periods—typically settles around 2.5% to 3%, a reasonable return for a leasehold HDB asset in a mature, transport-connected estate. Investors must account for the 20% ABSD liability on second-property purchases, which materially extends the payback period and should be factored into yield calculations from acquisition onwards.

How does the per-square-foot pricing at 299A Compassvale Street compare to recent transactions in Sengkang?

Recent HDB resale transactions in the Sengkang cluster have settled at approximately S$370–S$420 per square foot for three-bedroom flats of comparable age and condition, with transport-proximate properties commanding premiums toward the upper end of this range. 299A Compassvale Street, positioned just 350 metres from Sengkang West LRT Station, typically trades within S$400–S$430 per sqft, reflecting its superior connectivity relative to walk-up blocks situated further from rapid transit nodes. Older Sengkang developments lacking direct LRT access often settle 5–10% lower, whilst newer BTO completions in peripheral growth zones may price comparably on a per-sqft basis despite inferior transport linkage. This pricing dynamic underscores the market's clear valuation of transport accessibility, meaning 299A Compassvale Street maintains competitive positioning on fundamentals.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm buying this as my second residential property?

Singapore Citizens purchasing a second residential property incur ABSD at 20% of the property's purchase price, payable upfront at the point of acquisition. For a unit at 299A Compassvale Street priced at S$480,000, the ABSD liability would amount to S$96,000, substantially increasing out-of-pocket cash requirements at completion. This duty is non-recoverable and directly reduces net equity accrual in the early ownership period, though it is typically absorbed by rental income over a 5–10 year horizon for investors maintaining occupied properties. First-time buyer exemptions do not apply to second properties, making ABSD a material consideration in investment return modelling. Buyers should consult a property tax specialist to confirm eligibility for any reliefs or exemptions applicable to their personal circumstances, though for most second-property acquisitions, the 20% rate represents the operative liability.

Does lease decay represent a material risk for resale value if I purchase at 299A Compassvale Street?

The 99-year HDB lease structure originating from handover means 299A Compassvale Street is currently in its early-to-mid lease period, with approximately 70+ years of lease tenure remaining from today's date (assuming a recent construction vintage). Lease decay becomes a meaningful resale valuation factor only as properties approach 80–90 years remaining, a threshold this development will not approach for several decades. Buyer concerns regarding lease decay are therefore not acute within any foreseeable planning horizon for current-generation purchasers or investors. The Housing and Development Board has also signalled commitment to lease extension programmes and estate upgrading initiatives, providing policy-level reassurance that HDB properties will not systematically depreciate due to lease expiry without recourse. For practical purposes, lease duration represents a minimal constraint on capital preservation for investors with holding horizons of 15–25 years.

How does proximity to Sengkang West LRT Station affect demand and capital appreciation for this development?

Direct LRT accessibility is among the strongest determinants of HDB property valuations and rental demand in Singapore's resale market. 299A Compassvale Street's location 350 metres—approximately a four-minute walk—from Sengkang West LRT Station (SE1) positions it within the premium accessibility tier for this estate, commanding valuations 5–10% higher than comparable walk-up blocks situated 500+ metres from transit. Commuter segments spanning young professionals, families with dual earners, and elderly residents relying on public transport disproportionately target properties offering direct LRT access, expanding the addressable buyer pool and supporting resilient rental occupancy even during market softness. Capital appreciation in transport-proximate HDB properties has historically outpaced broader estate averages, reflecting sustained demand premiums for time and convenience benefits that commuters rationally value. Future enhancements to the Sengkang LRT Line itself—including potential extensions or frequency upgrades—would further reinforce the value proposition of properties already located within walking distance of an operational station.

Which buyer profiles are best suited to purchasing at 299A Compassvale Street?

First-time buyers seeking an entry point into homeownership find 299A Compassvale Street highly suitable, as the three-bedroom layout accommodates young families and couples planning expansion, whilst proximity to the LRT appeals to professionals navigating dual-income household schedules. Upgraders transitioning from smaller two-bedroom flats benefit from the available space and modern finishes, with the option to retain and lease out their original property, generating offsetting rental income. Investors targeting stable mid-tier yields favour this development's combination of transport accessibility, established amenity infrastructure, and consistent tenant demand across professional and family demographics. Expatriate renters and corporate housing specialists also represent a meaningful demand segment, particularly for furnished units positioned near the LRT. Owner-occupiers seeking to downsize from private property find HDB flats at this price point and specification level an attractive alternative, capturing capital released from larger properties whilst maintaining acceptable living standards and community engagement. The development does not particularly suit buy-to-leave investors seeking minimal management overhead, as HDB regulations require compliance with occupancy provisions.

What TDSR headroom and financing options apply to typical price points at 299A Compassvale Street?

At estimated purchase prices of S$450,000–S$500,000, a household with combined monthly income of S$8,000–S$10,000 would maintain TDSR comfortably within the 60% regulatory ceiling, assuming standard HDB loan terms (20–25 year tenure) and no other material debt obligations. HDB loan rates currently approximate 2.6% per annum, materially lower than private bank alternatives, enabling borrowers to manage instalment commitments with predictability and safety. CPF utilisation for both purchase and monthly mortgage servicing reduces out-of-pocket cash requirements significantly; first-time buyers accessing the Enhanced CPF Housing Grant (currently up to S$80,000 for three-bedroom flats) further compress the cash-at-completion requirement. Upgraders with accumulated CPF balances from their original property frequently avoid requiring additional cash beyond the 5% downpayment threshold. The 60% TDSR ceiling is deliberately calibrated to safeguard household financial stability, and borrowers should stress-test their servicing capacity against scenarios of interest rate rises or income interruption, though HDB loans remain among the lowest-risk home financing products available in Singapore's market.

How does 299A Compassvale Street compare to nearby competing HDB developments in Sengkang?

Competing HDB blocks within the Compassvale cluster and broader Sengkang estate exhibit considerable variation in vintage, amenity provision, and transport connectivity. Older walk-up blocks (constructed 1990s–early 2000s) occasionally offer larger unit floor plates but lack modern finishes and frequently locate 500+ metres from the LRT, materially extending commute friction and reducing rental demand. Newer BTO flats completed post-2010 provide fresher specifications and energy efficiency but predominantly occupy peripheral locations in growth zones, requiring new transport infrastructure to mature. 299A Compassvale Street occupies an optimal positioning: recent enough to deliver acceptable specification standards without the defect liability risk of brand-new developments, whilst mature enough to offer stable pricing and transparent transaction history. Per-square-foot pricing at this address typically settles 3–7% above older alternatives, justified by transport accessibility and finishing standards. For investors prioritising cash flow over capital appreciation, competing walk-up blocks occasionally offer marginally superior rental yields; however, long-term appreciation potential more consistently favours transport-connected properties, making 299A Compassvale Street the preferred choice for balanced portfolios.

Which unit stack or floor level offers the best value proposition at 299A Compassvale Street?

Mid-floor units (approximately levels 5–20) generally deliver optimal value, commanding modest premiums relative to lower-floor alternatives whilst avoiding the substantial price markups typically applied to high-floor units with perceived privacy and view benefits. Mid-floor positioning ensures adequate natural light and ventilation without the higher electricity and cooling costs sometimes associated with exposed upper levels in a tropical climate, translating into lower running expenses for owner-occupiers and competitive rental pricing for investor-occupied units. Ground and lower-level units (levels 1–4) occasionally price 5–10% below mid-floor comparables despite equivalent area and configuration, reflecting perception of noise, dust, and privacy constraints; however, they appeal to elderly residents and families with very young children who avoid lift dependency, potentially supporting rental demand among these specific demographics. Top-floor units command premiums of 8–15% relative to mid-floor comparables, justified by reduced neighbour overhead and superior ventilation, though this premium rarely justifies the price differential for investment-focused buyers prioritising yield maximisation. For value-conscious purchasers, mid-floor units represent the pragmatic equilibrium, offering adequate amenity without excessive price inflation.

What is the future supply pipeline in Sengkang, and could new developments affect 299A Compassvale Street's resale value?

HDB's build programme in the northern sector has increasingly shifted toward greenfield estates and future-growth zones (e.g., Lentor, northern fringes) rather than intensification within mature estates like Sengkang. This supply reorientation suggests minimal new direct competition emerging in the Compassvale neighbourhood during the next 5–10 years, a favourable dynamic for resale properties. Any future BTO launches in Sengkang would likely occupy peripheral locations and target first-time buyers specifically; existing resale stock remains the acquisition pathway for upgraders and investors, supporting steady demand for 299A Compassvale Street's inventory. The broader Northeast Regional Growth Plan identifies Sengkang as a consolidating, mature residential zone rather than a primary expansion sector, implying demographic demand will concentrate on existing infrastructure rather than greenfield supply. Potential future enhancements to transport infrastructure (e.g., LRT frequency improvements, future regional rail connectivity) would reinforce the value proposition of properties already positioned adjacent to Sengkang West LRT Station. Property planners assessing long-term capital appreciation favour developments in established estates with limited new supply, stable tenant demand, and infrastructure maturity—characteristics fully aligned with 299A Compassvale Street's strategic position within the current market landscape.

[For Rent] Hdb Flat At 299A Compassvale Street — From S$1,100