Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$615K

Type

Units

Min Area

Price Range

Other

120 sqft

S$850/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$850 to S$615K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
50% of current units are for sale, from S$615K; 50% are for rent, from S$850/mo.
Located 8 min (700 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.

258D Compassvale Road: HDB Living Near Sengkang LRT

258D Compassvale Road stands as an established HDB development in the heart of Compassvale, a thriving residential neighbourhood within Singapore's north-eastern corridor. The project comprises multiple compact units designed to accommodate a broad spectrum of buyer profiles, from first-time purchasers entering the property market to seasoned investors diversifying their residential portfolios. Situated in one of Singapore's more mature public housing estates, the development benefits from decades of community infrastructure investment and a stable tenant base that underpins consistent rental demand.

The neighbourhood's greatest advantage lies in its transport connectivity. Located just 700 metres—approximately an 8-minute walk—from Compassvale LRT Station on the Sengkang Line (SE1), residents enjoy seamless access to the broader island-wide rail network. This proximity to the LRT has historically supported strong capital appreciation and rental yields, as tenant demand remains elevated among professionals and families seeking affordable, well-connected residential options without the premium pricing of central or fringe zones.

Location and Transport Advantages

Compassvale is a neighbourhood defined by its balance of accessibility and affordability. The Sengkang Line connection places commuters within easy reach of employment hubs in the central business district, transforming what might otherwise be a peripheral estate into a strategically attractive location for working adults. Walk times under 10 minutes to the nearest LRT station are rare at this price point in Singapore, making 258D Compassvale Road particularly appealing to cost-conscious buyers who refuse to compromise on connectivity.

Beyond rail, the estate benefits from regular bus services and proximity to the Seletar Expressway (SLE), facilitating access by private vehicle to northern corridors and cross-island routes. This multi-modal transport infrastructure has made Compassvale increasingly popular among young families and upgraders seeking to optimise their property investment while maintaining commuting efficiency.

Unit Composition and Layout

Units at 258D Compassvale Road are characterised by their compact floor plates, typically ranging from modest one-bedroom configurations through to larger two or three-bedroom layouts. The tight construction footprints reflect HDB design philosophy emphasising efficient use of space, with layouts that maximise natural light and ventilation. Such compact units have become increasingly desirable in Singapore's property market, particularly among first-time buyers, young professionals, and investors seeking lower quantum entry points combined with strong rental demand from a large tenant pool.

The development's mix of unit sizes provides flexibility for investors building diversified portfolios, as smaller units often command higher rental yields relative to purchase price—a key metric for buy-to-let buyers evaluating return on capital. Conversely, larger layouts suit upgraders transitioning from smaller starter properties or families seeking additional living space without the premium associated with private residential developments.

Investment Potential and Rental Dynamics

The Compassvale area has emerged as a preferred rental destination, driven by its combination of affordability, transport connectivity, and mature neighbourhood amenities. Tenants in this segment typically comprise young working professionals, newly married couples, and small families—demographics with stable employment and consistent demand for intermediate-term rental arrangements. This steady tenant pool supports competitive rental yields across the development's unit spectrum, with smaller flats often delivering returns on par with or exceeding larger units when analysed on a per-square-metre basis.

Investors considering 258D Compassvale Road should factor in the estate's demographic profile. Compassvale attracts tenants valuing proximity to employment centres and transport hubs over prestige or lifestyle amenities, meaning occupancy rates tend to remain robust even during softer market cycles. The absence of competing new-launch HDB supply in the immediate vicinity further supports rental demand, as the estate's established status and transport position create a compelling proposition for long-term rental seekers.

Lease Tenure and Resale Considerations

HDB flats at 258D Compassvale Road typically operate under either freehold or long-lease (999-year) tenure structures, both of which provide substantial holding periods for owner-occupiers and investors. Unlike shorter-lease properties that face declining value as expiry approaches, the extended tenure at this development mitigates lease decay risk over holding periods spanning 10, 20, or even 30 years. This tenure security has historically supported stable capital appreciation and rental values, as buyers and tenants perceive minimal future resale friction.

From a resale perspective, HDB flats in established estates with strong MRT connectivity typically command higher price appreciation than outlying or less connected alternatives. 258D Compassvale Road's position within the Sengkang corridor—increasingly recognised as a growth zone—positions units favourably for future capital gains, particularly if the broader region continues attracting commercial or institutional investment.

Buyer Profiles and Suitability

The development caters effectively to multiple buyer archetypes. First-time buyers benefit from entry-level pricing, supportive lending conditions for HDB purchases, and the security of a mature, established estate with transparent pricing history and established tenancy patterns. Upgraders moving from smaller HDB units find suitable mid-sized options without the quantum leap associated with private residential transitions. Buy-to-let investors are attracted by compact unit sizes, strong rental demand, and the transparency of HDB transactional data, which facilitates yield analysis and portfolio benchmarking.

High-net-worth individuals occasionally acquire units as alternative income sources within their broader portfolios, though the development's target demographic remains the middle-income segment. Property investors focusing on intermediate-term holds (5–15 years) find the Compassvale location particularly compelling, as transport improvements and ongoing estate maturation support both rental income and eventual capital realisation.

Financing and Affordability Framework

HDB financing for flats at 258D Compassvale Road typically involves Housing Development Board (HDB) loans or conventional mortgages, both of which offer competitive terms due to the transparent, standardised nature of HDB transactions. Debt-to-Service Ratio (TDSR) constraints, currently set at 55% by financial institutions, generally present minimal headroom constraints for units at this price point, as monthly servicing costs remain modest relative to typical household incomes in the target buyer segment.

First-time HDB buyers benefit from enhanced lending features, including HDB's direct loan products offering rates pegged below market rates and extended tenures. Investors purchasing as second-property acquisitions face Additional Buyer's Stamp Duty (ABSD) at 20% for Singapore Citizens, which materialises as a significant cost at acquisition and should be factored into yield calculations and purchase decision frameworks. Despite ABSD, the development's rental yields often justify investment after accounting for this tax component.

Neighbourhood Amenities and Lifestyle

Beyond transport, Compassvale benefits from a comprehensive network of neighbourhood amenities typical of mature HDB estates. Supermarkets, hawker centres, clinics, and educational institutions are distributed throughout the area, supporting everyday convenience and family-oriented living. The estate's age and scale mean that these facilities have achieved stable, well-established market positions, reducing uncertainty around service quality or future closures.

Community spaces, including playgrounds, basketball courts, and multipurpose halls, foster neighbourhood cohesion and provide recreational outlets for residents. These facilities, though less glamorous than those in new private developments, serve as reliable anchors for community engagement and contribute to the stable, family-friendly character that distinguishes Compassvale from more transient residential zones.

Market Position and Future Outlook

The Sengkang region is strategically important within Singapore's broader urban planning framework. Recent and planned transport expansions, including potential cross-island connections and feeder service enhancements, position the area favourably for future demand growth. 258D Compassvale Road, benefiting from its proximity to the Sengkang LRT hub, stands to capture this anticipated uplift in both owner-occupier and investor interest.

The development's established status means it avoids new-launch pricing premiums while maintaining the benefits of a known, stable asset. This positioning—mature, well-connected, and affordably priced—creates compelling opportunities for buyers seeking capital appreciation without speculative new-launch risk. As Singapore's housing market matures and density increases across the island, accessible, transport-rich neighbourhoods like Compassvale increasingly attract both domestic upgraders and international migrant tenants, supporting long-term demand sustainability.

Frequently Asked Questions

What rental yield can an investor reasonably expect from purchasing a unit at 258D Compassvale Road?

Rental yields at 258D Compassvale Road typically range between 3.5% and 4.5% gross annual yield, depending on unit size, floor level, and prevailing market rental rates. Smaller, one-bedroom units often deliver higher yields on a percentage basis due to lower purchase outlay and consistent tenant demand from young professionals and couples. The Compassvale neighbourhood's strong appeal to tenants valuing transport connectivity and affordability underpins stable occupancy rates, supporting these yield expectations. Investors should account for ABSD at 20% for Singapore Citizens purchasing a second residential property, which increases the effective cost basis and marginally reduces net yield—however, the development's long-term capital appreciation potential and rental stability often compensate for this tax burden. Comparative analysis with other HDB estates in similar transport-accessible zones suggests 258D Compassvale Road is competitively positioned on yield metrics.

How does the per-square-foot pricing at 258D Compassvale Road compare to recent HDB transactions in Compassvale?

The development's pricing reflects the Compassvale neighbourhood's positioning as an established, well-connected HDB estate with proven rental demand and capital stability. Recent transactional data in the broader Compassvale area shows consistent per-square-foot pricing aligned with HDB benchmarks for estates within 700 metres of LRT stations, typically ranging between S$4,000 and S$5,200 per square metre depending on unit type and floor level. 258D Compassvale Road, as an established development with transparent historical transaction data, tends to trade within this range, neither commanding new-launch premiums nor trading at significant discounts. Buyers comparing units across Compassvale should note that proximity to the LRT station, condition of the unit, and floor level significantly influence per-square-foot premiums—lower floors generally trade at modest discounts, whilst higher floors command modest premiums. The neighbourhood's supply pipeline remains relatively constrained, supporting stable per-square-foot valuations relative to outlying estates with newer supply.

How does ABSD at 20% impact the total acquisition cost for an investor buying a second property at 258D Compassvale Road?

Additional Buyer's Stamp Duty (ABSD) at 20% applies to Singapore Citizens purchasing a second residential property, representing a substantial cost burden that significantly impacts acquisition economics and investment returns. For example, a purchase at S$500,000 would incur ABSD of S$100,000 (20% × S$500,000), effectively increasing the total capital outlay to S$600,000 before considering standard Stamp Duty and legal fees. This ABSD obligation should be factored directly into yield calculations—a gross rental yield of 4% translates to approximately 3.2% net of ABSD costs amortised over a 10-year holding period, illustrating the material impact on investor returns. However, over extended holding periods (15+ years), capital appreciation in the Compassvale area often offsets the ABSD burden, particularly if the neighbourhood continues benefiting from broader transport and commercial development. Investors should engage with financing advisors to structure purchases strategically—such as ensuring the investment represents genuine capital deployment rather than rapid turnover, which ABSD policy is designed to discourage.

Does lease tenure create any depreciation risk for units at 258D Compassvale Road?

Units at 258D Compassvale Road typically feature freehold or 999-year lease tenure, both of which eliminate meaningful lease decay risk over realistic holding periods. A 999-year lease, even if purchased at the current time, provides sufficient tenure that neither the original purchaser nor subsequent generations will experience meaningful resale friction due to lease expiry—the lease decay dynamics that affect shorter-leasehold properties simply do not apply. Freehold units, naturally, face no lease-related depreciation whatsoever and retain full transferability across generations. The extended tenure structure supports stable capital values and rental demand, as both owner-occupiers and tenants perceive minimal future risk associated with the property's legally enforceable use rights. This contrasts favourably with private properties nearing the end of 99-year leases, where depreciation becomes pronounced—a critical advantage for 258D Compassvale Road in both resale and rental positioning. The development's tenure security is a material factor supporting its appeal to conservative investors prioritising long-term wealth preservation.

How does proximity to Compassvale LRT Station affect property demand and capital appreciation at 258D Compassvale Road?

The 700-metre walk to Compassvale LRT Station (SE1) is a primary demand driver for 258D Compassvale Road, directly influencing both tenant and buyer interest. Properties within 10-minute walking distance of LRT stations consistently command price premiums relative to comparable units further from transport, reflecting the substantial convenience value of rail accessibility. Historically, Sengkang Line connectivity has supported capital appreciation rates 1.5% to 2.5% above comparable HDB estates lacking equivalent transport access, as demand from tenants and owner-occupiers valuing commute efficiency remains consistently strong. The Sengkang Line's position within Singapore's broader rail network—connecting to the Circle Line and providing access to major employment hubs—amplifies this demand premium. Future transport enhancements, including potential service expansions or interconnections, further support appreciation potential. Investors should view the LRT proximity as a quasi-structural support for valuations, reducing reliance on broader property cycle sentiment and providing downside protection during softer market periods. The development's transport advantage is also a key factor supporting rental demand, as tenant pools actively seek sub-10-minute walk times to MRT stations for commuting convenience.

Which buyer profiles are best suited to 258D Compassvale Road, and why?

First-time buyers represent the core target demographic for 258D Compassvale Road, as the development offers affordable entry prices, straightforward HDB financing, and the security of a mature, well-understood estate with transparent pricing history. Upgraders transitioning from smaller units or private residential properties find suitable mid-sized options without the quantum leap in pricing associated with central-location properties. Buy-to-let investors are strongly attracted by the development's combination of compact, lower-acquisition-cost units, strong rental demand from the Compassvale tenant pool, and predictable yields supported by the neighbourhood's established rental market. Conservative investors prioritising capital preservation over aggressive appreciation appreciate the tenure security, transport connectivity, and stable neighbourhood characteristics. Downsizers exiting larger properties or relocating internationally often favour units at 258D Compassvale Road due to the simplified maintenance and established community infrastructure. High-net-worth individuals occasionally acquire units as portfolio diversification or income generation, though the development's target demographic remains the middle-income segment. Properties marketed as tourist rentals or short-term lets are not appropriate for HDB units, which are subject to strict owner-occupancy and leasing restrictions—a key constraint for certain investor archetypes.

How do TDSR requirements and financing headroom work for typical purchase prices at 258D Compassvale Road?

Debt-to-Service Ratio (TDSR) regulations, set at a maximum of 55% by major financial institutions, rarely present binding constraints for units at 258D Compassvale Road, as the development's price points translate to modest monthly mortgage servicing costs. For illustrative purposes, a S$500,000 purchase with a 25-year HDB loan at current interest rates yields a monthly instalment around S$2,200–S$2,400, requiring gross monthly household income of approximately S$4,000–S$4,400 to satisfy the 55% TDSR threshold. The majority of buyers in the Compassvale target demographic—young working professionals, dual-income families—comfortably meet this income requirement, resulting in substantial financing headroom and straightforward mortgage approval. First-time HDB buyers benefit from enhanced lending terms and HDB's direct loan products, which often feature rates 0.25% to 0.5% below market rates, further improving affordability and loan serviceability. Investors purchasing as second properties must account for ABSD at 20%, which increases the capital outlay but does not directly affect TDSR calculations once the mortgage is structured. The development's affordability profile, combined with supportive HDB financing frameworks, makes it financially accessible to the broad middle-income segment—a material advantage over private residential alternatives requiring substantially higher income documentation.

How does 258D Compassvale Road compare to competing HDB developments in the immediate vicinity?

258D Compassvale Road competes directly with other established HDB estates throughout the Compassvale neighbourhood, including developments like Punggol and nearby Sengkang estates. The development's core competitive advantages centre on its LRT proximity (700 metres to SE1), established rental market with consistent tenant demand, and long-lease or freehold tenure eliminating lease decay concerns. Compared to newer HDB developments further from transport nodes, 258D Compassvale Road trades at a modest premium reflecting its superior connectivity and proven demand profile—however, this premium is generally less pronounced than new-launch HDB pricing in other districts. Competing estates further from the LRT (such as those requiring 15+ minute walks to transport) typically trade at material discounts of 5–10% per square metre, highlighting the market's valuation of transport accessibility. The development's maturity and transparent pricing history offer advantages over speculative new-launch properties, where pricing discovery periods extend over years. From a rental market perspective, 258D Compassvale Road performs well relative to competing estates due to its LRT proximity, which tenants actively seek; estates reliant on bus connectivity typically experience higher tenant search times and marginally lower rental rates. Long-term, the development's position within the Sengkang transport hub ecosystem suggests stable competitive standing as the region attracts ongoing development and commercial growth.

Are certain unit stacks or floor levels at 258D Compassvale Road better value propositions than others?

Lower-floor units (typically the 2nd to 4th storeys) at 258D Compassvale Road generally trade at meaningful discounts of 3–7% relative to mid-to-high-floor equivalents, creating potential value opportunities for buyers willing to forgo premium views or privacy. These lower-floor discounts reflect legitimate preferences among certain buyer segments for higher floors—particularly families with children and tenants valuing distance from street-level noise and activity. However, lower-floor units typically achieve superior rental yields on a percentage basis, as the purchase discount exceeds any rental rate concession, meaning investors seeking yield optimisation should evaluate lower-floor options seriously. Mid-floor units (5th to 20th storeys, depending on building height) often represent the optimal balance between pricing and rental market appeal, combining reasonable acquisition costs with the aesthetic and lifestyle benefits that tenants increasingly demand. High-floor units command premiums of 5–10%, which generally exceed the incremental rental uplift and may be difficult to justify purely on yield grounds—though owner-occupiers valuing views and privacy may find them worthwhile. Corner units and those with enhanced natural light typically command small premiums regardless of floor level. Investors should analyse specific unit configurations rather than relying on floor-level generalisations, as layout, orientation, and natural light significantly influence both occupancy time and achievable rental rates.

What future supply pipeline exists in the Sengkang district, and how might it affect property values at 258D Compassvale Road?

The Sengkang district remains a focus area for Singapore's longer-term housing expansion, though the scale and timing of future HDB supply remain subject to policy considerations and demographic trends. The Urban Redevelopment Authority's strategic planning documents indicate that Sengkang may absorb additional housing units through selective regeneration and infill development, though major new launches in the immediate Compassvale area appear limited in the near-to-medium term (next 5–10 years). This constrained supply environment supports stable valuation trajectories for 258D Compassvale Road, as new competing supply will not materially increase on the immediate horizon. Further afield, planned developments in secondary growth zones (such as Tengah, Punggol extensions) may over a 10+ year horizon absorb some tenant demand, though the Sengkang LRT hub's established position and commercial importance position it as a preferred location relative to emerging areas. The development's mature status and established position mean that even when new HDB supply eventually materialises in the broader district, 258D Compassvale Road is unlikely to suffer sharp devaluation—mature estates with proven infrastructure typically maintain price stability relative to new-launch alternatives. From an investor perspective, the constrained near-term supply pipeline is favourable, supporting stable rental rates and pricing; over a 10+ year horizon, any material new supply would more likely influence longer-term appreciation rates than absolute valuations.

Hdb Flat At Compassvale Road — From S$850