Type

Units

Min Area

Price Range

Other

120 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 8 min (630 m) from NE16 Sengkang MRT 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?

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224A Compassvale Walk: HDB Living Near Sengkang MRT

224A Compassvale Walk stands as a residential address within the established Sengkang housing estate, one of Singapore's major HDB precincts on the North-East Line. The development's location places it approximately 630 metres from Sengkang MRT Station (NE16), a station that serves as a crucial interchange and transport hub for residents commuting across the island. This proximity to public transport infrastructure has historically supported both rental demand and capital appreciation within the precinct, making properties here attractive to investors, upgraders, and first-time buyers seeking balance between affordability and connectivity.

The Sengkang estate itself represents one of Singapore's newer large-scale HDB developments, planned with modern urban design principles and comprehensive facilities. Residents of 224A Compassvale Walk benefit from the estate's mature retail and dining landscape, including shopping centres, hawker complexes, and neighbourhood amenities that have been developed over the past two decades. The surrounding area is well-serviced by primary and secondary schools, making it particularly appealing to young families. Local recreational facilities include sports complexes, community centres, and open spaces that contribute to the area's livability.

As a leasehold HDB property, the lease tenure structure is a material consideration for buyers. HDB flats in Singapore are typically offered on 99-year leases from the point of construction, and the lease decay profile of any specific unit within this development will depend upon the exact construction date. Buyers should obtain the precise lease commencement date and remaining years from official Housing & Development Board records. Generally, properties with lease durations above 70 years remain readily financeable through most local financial institutions, though some lenders may tighten terms as remaining lease approaches the 60-year threshold. Long-term resale value can be affected by lease decay, particularly as the lease term shortens; buyers intending to hold for several decades should factor this into their investment thesis.

The North-East Line corridor, served by Sengkang MRT Station, connects residents directly to business districts including Novena, Marina Bay, and the Central Business District via onward connections at Dhoby Ghaut and City Hall. This connectivity has sustained strong demand from working professionals, particularly those employed in healthcare, finance, and professional services sectors concentrated in these areas. The station's status as a major interchange point also supports non-residential foot traffic and commercial activity in surrounding precincts, which can benefit local property valuations over the medium to long term.

For investors evaluating 224A Compassvale Walk as a rental proposition, the location's proximity to the MRT station is a primary demand driver. Sengkang estate's mature infrastructure and family-friendly character attract tenants across multiple demographic profiles: young professionals seeking affordable rentals with strong transport links, families prioritising school accessibility and community facilities, and expatriates requiring short-term or medium-term leasing. Rental yields across the Sengkang precinct have historically ranged from 3% to 4.5% per annum, depending on specific unit configuration, floor level, and exact proximity to MRT or amenities. Smaller units, often preferred by single professionals and young couples, tend to command stronger rental demand and faster turnover, though average rents per square foot may be lower than larger family units.

Prospective buyers acquiring a second residential property at 224A Compassvale Walk should be aware that the Additional Buyer's Stamp Duty (ABSD) applies at 20% for Singapore Citizens purchasing a second residential property. This duty is calculated on the purchase price and represents a significant cost addition; a property priced at S$500,000 would incur ABSD of S$100,000. ABSD applies on top of the standard Buyer's Stamp Duty and is payable within 14 days of the purchase agreement. Property-level investors or upgraders must factor this cost into their investment returns or budget projections.

First-time buyer eligibility for various government grants and schemes may apply depending on citizenship status, household composition, and income thresholds. Singapore Citizens purchasing their first residential property may be eligible for the First-Time Buyer Stamp Duty Exemption and other supporting measures, making entry into the property market at this location potentially more accessible than for investment or upgrade purchases. Financial advisors and HDB or certified legal advisors can provide detailed guidance on individual eligibility.

Financing headroom is a practical consideration for most buyer profiles. HDB loans, available through HDB itself or participating banks, typically feature competitive rates and loan periods extending to 25 years or the age of the youngest applicant plus 55 years, whichever is shorter. Total Debt Service Ratio (TDSR) limits capped at 60% mean that buyers must demonstrate sufficient income relative to total monthly debt obligations (mortgage, car loans, credit cards, and other liabilities). At prevailing HDB loan rates and assuming typical TDSR thresholds, buyers with household monthly income of S$8,000 to S$10,000 should comfortably service mortgages on mid-range units within the precinct; those with lower incomes may require co-applicants or larger down payments to qualify.

Comparison to nearby competing HDB developments in Sengkang reveals that 224A Compassvale Walk competes alongside other mature estate blocks such as Compassvale Heights, Sengkang Central, and other Sengkang town blocks. Pricing dynamics across these developments are influenced by unit type, floor level, age, remaining lease, and exact distance to amenities. Some neighbouring blocks may enjoy premium positioning due to higher-floor siting, newer construction dates, or marginally closer MRT access, whilst other blocks may be competitively positioned for value-conscious buyers. Estate-level factors—such as presence of retail, schools, and sports facilities—are broadly consistent across Sengkang, so differences in resale prices and rental demand tend to reflect unit-specific and block-specific variables rather than precinct-wide disparities.

Future supply dynamics in the Sengkang area are shaped by HDB's broader planning agenda. Sengkang is a mature estate with limited scope for large-scale new housing, though HDB continues to undertake rejuvenation and upgrading programmes. Nearby precincts such as Punggol and Tampines continue to see new HDB releases, which could influence demand distribution; however, Sengkang's established infrastructure, retail landscape, and MRT connectivity remain compelling for existing and prospective residents. Property market watchers generally regard mature HDB estates with strong MRT connectivity as relatively defensive investments, with lower appreciation potential than emerging precincts but more stable rental demand and occupancy rates.

For unit stack and floor-level considerations within 224A Compassvale Walk, lower-floor units (levels 1–5) typically offer faster rental turnover and appeal to elderly residents, families with young children, and those preferring to minimise lift waiting times. Mid-stack units (levels 6–15) often command modest premiums due to reduced noise and nuisance impacts from ground-level activity, whilst offering full MRT connectivity and accessibility benefits. Upper-stack units (levels 16+, where applicable) may attract a smaller segment of buyers willing to pay premiums for natural light and views, though demand is often more limited and appreciation potential less pronounced than mid-stack properties. Value-conscious investors often focus on mid-stack units as a balance of acquisition cost, rental appeal, and capital preservation.

Frequently Asked Questions

What rental yield can investors typically expect from HDB flats at 224A Compassvale Walk?

Rental yields on HDB properties in the Sengkang estate, including 224A Compassvale Walk, have historically ranged from 3% to 4.5% per annum, depending on unit size, floor level, and floor plan. Smaller one or two-bedroom units often attract stronger tenant demand from young professionals and first-time renters, supporting faster occupancy turnover and rental consistency, though per-square-foot rents may be lower than larger family units. Mid-stack units (levels 6–15) often command steadier rental demand than ground-floor or very high-level units. Investors should model yields conservatively, accounting for maintenance contributions, potential void periods between tenancies, and the impact of remaining lease tenure on tenant preferences and long-term capital value.

How do per-square-foot prices at 224A Compassvale Walk compare to recent transaction data in Sengkang?

HDB resale prices in Sengkang have generally ranged from S$600 to S$900 per square foot in recent years, with variation driven by unit type, age, remaining lease, floor level, and proximity to amenities or MRT. Mature blocks closer to Sengkang MRT Station typically command premiums, as do units in newer blocks or those with recently completed upgrading works. 224A Compassvale Walk, as an established development, typically positions within the mid-range of this spectrum. Prospective buyers are advised to review recent comparable transactions through HDB and Singapore's Realis-maintained transaction records to benchmark current pricing and identify value opportunities relative to alternate Sengkang blocks.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens buying a second residential property here?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the rate of 20% on the purchase price. For a property priced at S$500,000, the ABSD liability would be S$100,000; at S$600,000, it would be S$120,000. This duty is payable within 14 days of the purchase agreement and is separate from the standard Buyer's Stamp Duty (ranging from 1% to 4% depending on purchase price). The cumulative stamp duty impact represents a material cost that investors and upgraders must incorporate into their investment analysis and financing calculations. ABSD may be deferred through the use of a Housing and Residential Property Account (HPA) withdrawal, though this reduces future retirement savings capacity.

How does lease decay affect the resale value and marketability of units at 224A Compassvale Walk?

HDB flats at 224A Compassvale Walk carry a 99-year lease structure commencing from the construction date. As the lease remaining decays below 70 years, financability becomes increasingly restricted, as certain lenders tighten lending criteria or reduce loan tenure. Below 60 years remaining, mortgage availability narrows significantly and some lenders may decline to finance. Resale prices typically experience accelerated depreciation as the lease falls below the 70-year threshold. Buyers should obtain the exact lease commencement date and calculate remaining tenure; a property with 50 years remaining will face material headwinds in future resale, particularly if held beyond 10–15 years. This lease decay dynamic reinforces the importance of understanding holding periods and exit strategies prior to purchase.

How does proximity to Sengkang MRT Station (NE16) influence capital appreciation and tenant demand?

Sengkang MRT Station serves as a major North-East Line interchange and transport hub, directly connecting residents to the Central Business District, Marina Bay, and other employment centres. This connectivity has historically supported sustained rental demand and capital appreciation across the Sengkang precinct. Properties within 650 metres of the station—as at 224A Compassvale Walk—typically command rental premiums and demonstrate more resilient resale demand during market cycles than properties further from MRT. The MRT station's status as a transfer point also generates supporting commercial activity in surrounding precincts, which can enhance long-term property valuations. However, very close proximity to the MRT (within 100–200 metres) can occasionally be associated with higher noise levels and lift congestion; a 600+ metre buffer, as exists at 224A Compassvale Walk, generally balances accessibility benefits with amenity preservation.

Which buyer profiles are best suited to purchase at 224A Compassvale Walk?

First-time buyers seeking affordability and strong MRT connectivity find 224A Compassvale Walk compelling, particularly if eligible for first-buyer grant schemes and stamp duty exemptions that can reduce entry costs. Upgraders trading up from smaller units or non-central locations benefit from the established neighbourhood amenities and rental infrastructure if they intend to hold as an investment property. Young working professionals and dual-income households commuting to central business districts appreciate the North-East Line connection and rental affordability relative to city-centre locations. Property investors with 5–10 year holding horizons benefit from Sengkang's mature rental market and stable demand profile, though must carefully model lease decay if targeting longer hold periods. Families seeking good school access and community facilities also find the precinct well-positioned, though may face capital appreciation constraints relative to emerging suburbs.

What TDSR and financing headroom apply to typical buyers at this development?

HDB and participating bank lending typically applies a Total Debt Service Ratio (TDSR) cap of 60%, meaning total monthly debt servicing (mortgage, car loans, credit cards, personal loans) cannot exceed 60% of gross monthly household income. At current HDB loan rates (typically 2.6%–2.85% per annum), a buyer with household monthly income of S$8,000 can comfortably service a mortgage of approximately S$450,000–S$500,000 over 25 years. A household income of S$10,000 supports mortgages in the S$550,000–S$650,000 range under TDSR constraints. Buyers with lower incomes, outstanding car loans, or credit commitments will face reduced financing capacity and may require co-applicants or larger down payments. Down payment requirements are typically 5% for HDB purchases, though additional cash reserves are prudent to cover stamp duties, legal fees, and HDB processing costs totalling 3–4% of purchase price.

How does 224A Compassvale Walk compare to nearby competing HDB developments in Sengkang?

Competing developments within Sengkang include Compassvale Heights, Sengkang Central, and other mature town blocks distributed throughout the estate. Pricing differences among these blocks are primarily driven by remaining lease tenure, unit type, floor level, age of building, and exact distance to MRT or retail amenities. Some neighbouring blocks may have completed upgrading works or benefit from newer construction dates, whilst others may offer better value positioning. Retail and amenity access is broadly comparable across Sengkang, as the estate's planning ensures even distribution of shops, schools, and recreational facilities. Buyers are advised to review recent transaction prices and unit floor plans across several competing blocks to identify relative value. 224A Compassvale Walk's competitive positioning will depend upon its specific lease remaining, building age, and recent renovation or maintenance history relative to comparable alternatives.

Which unit stacks or floor levels offer the best value at 224A Compassvale Walk?

Lower-floor units (levels 1–5) typically trade at modest discounts to mid-stack equivalents and appeal strongly to elderly residents, families with young children, and those prioritising convenience over views; rental demand for these units remains steady. Mid-stack units (levels 6–15) strike an optimal balance between acquisition price, rental appeal, and capital preservation; they command steady tenant demand, avoid most ground-level nuisance factors, and typically appreciate at rates consistent with estate-wide trends. Upper-stack units (levels 16+) attract a smaller buyer pool willing to pay premiums for natural light and views; appreciation potential is often less pronounced, and rental demand more variable. Value-conscious investors typically focus acquisitions on mid-stack units, as the price premium for upper levels often exceeds the rental yield or appreciation benefit. Ground-floor and very high-level units may suit specific buyer needs but represent less conventional value propositions for most investor or upgrader profiles.

What is the future supply pipeline for HDB housing in the Sengkang district?

Sengkang is classified as a mature HDB estate with limited scope for large-scale new housing releases, as the precinct is substantially built out and densification constraints apply. HDB's future activity in Sengkang is likely to focus on upgrading and rejuvenation programmes rather than new town expansion. However, nearby precincts including Punggol and Tampines continue to receive new HDB supply, which may subtly influence demand distribution and rental flows across the broader North-East region. Mature estates with established MRT connectivity, like Sengkang, are generally regarded as defensive investments with slower appreciation cycles but more stable rental demand than emerging precincts. The relative scarcity of new supply in Sengkang may provide long-term capital value support, though investors should not anticipate double-digit appreciation rates. Market sentiment favours established neighbourhoods with proven amenities and transport infrastructure over emerging areas, lending Sengkang a more predictable investment profile suitable for conservative or income-focused property portfolios.

Are there any government grants, schemes, or tax incentives applicable to buyers at 224A Compassvale Walk?

Singapore Citizens purchasing their first residential property may qualify for the First-Time Buyer Stamp Duty Exemption, which reduces the Buyer's Stamp Duty to zero (ordinarily 1–4% depending on price). First-time buyers may also be eligible for HDB concessional loans and grants if purchasing an HDB flat and meeting income and family composition criteria. Co-buyers, including family members, may unlock additional grant entitlements under schemes such as the Housing Grant or Proximity Housing Grant if they meet eligibility conditions. Second property buyers and non-Citizens are not eligible for these exemptions or grants and will incur full stamp duty plus 20% ABSD. Buyers are strongly advised to consult HDB directly, review their personal eligibility status, and engage a qualified housing loan advisor or legal professional to confirm applicable benefits before committing to purchase. Grant and scheme eligibility is individualised and depends upon citizenship, household composition, income level, and previous property ownership history.

[For Rent] Hdb Flat At 224A Compassvale Walk — From S$900