Type

Units

Min Area

Price Range

3 BR

969 sqft

S$830K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$830K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$166K on this acquisition.
Located 5 min (420 m) from NE15 Buangkok 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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273B Compassvale Link: A Mature Punggol HDB Development

Nestled in the heart of Punggol, 273B Compassvale Link represents a well-established public housing development offering three-bedroom and larger floor plans to owner-occupiers and investors alike. The estate benefits from decades of maturity, with a fully developed infrastructure that includes comprehensive retail, dining, and recreational facilities embedded throughout the neighbourhood. This is a location where families can expect reliable access to schools, healthcare, and community services without the disruption of ongoing major construction.

The development's positioning within Compassvale, one of Punggol's original residential clusters, means residents enjoy a sense of community stability combined with modern convenience. The immediate surroundings feature a mix of HDB blocks, with ground-floor shop units providing everyday essentials and dining options. The estate's tree-lined corridors and common spaces reflect the thoughtful urban planning that characterises mid-1990s to 2000s public housing development in Singapore, creating an environment that feels established yet continuously refreshed through upgrading initiatives.

Proximity to Buangkok MRT and Transport Connectivity

One of the most compelling advantages of 273B Compassvale Link is its location approximately five minutes' walk from Buangkok MRT Station (NE15), situated on the North-East Line. This station serves as a major interchange point for commuters traversing Singapore's north-eastern corridor, with direct access to central business districts, educational institutions, and employment hubs across the island. The station's integration into Singapore's rapid transit network means that residents can reach Marina Bay in under 30 minutes during off-peak hours and access multiple transport options without reliance on private vehicles.

The North-East Line itself has become increasingly important to Singapore's transport strategy, with extensions and service improvements planned for the coming years. Proximity to Buangkok provides residents with exceptional travel flexibility, whether commuting to work in the CBD, accessing Changi Airport via the airport link, or travelling to leisure and entertainment districts across the island. For investors, this strong MRT connectivity historically translates into sustained rental demand, as tenants actively seek locations that minimise commute times and offer flexibility in employment location choices.

HDB Unit Specifications and Space Planning

Units within the development range across multiple bedroom configurations, with three-bedroom floor plans being prominently available. The typical unit layout provides approximately 969 square feet, a spacious footprint that allows for comfortable living arrangements with separate living, dining, and sleeping zones. Two-bathroom configurations ensure that multiple occupants can move through their morning routines without conflict, a practical consideration for families with teenagers or multigenerational households. The floor plans reflect HDB's attention to natural lighting and ventilation, with unit orientations designed to maximise cross-breeze and minimise reliance on air conditioning during Singapore's cooler months.

The built-in storage solutions and kitchen design within these units follow contemporary public housing standards, providing adequate workspace for meal preparation whilst maintaining an open feel to the overall living environment. Balconies, where present, offer outdoor space for drying laundry, growing plants, or simply enjoying ventilation and light. The unit specifications are well-suited to the target demographic of upgraders transitioning from smaller two-bedroom flats or young families establishing their first permanent residence in a well-serviced neighbourhood.

Investment Potential and Rental Yield Considerations

For investors evaluating 273B Compassvale Link as a rental asset, the development's maturity and MRT proximity create a compelling value proposition. HDB rental markets in the North-East region have demonstrated steady demand, particularly from young professionals, expatriate workers, and families seeking affordable, well-maintained accommodation near major transport hubs. The Punggol estate, with its established reputation and ongoing government investment in precinct upgrading, attracts a consistent pool of rental seekers who prioritise location and transport convenience over new-build appeal.

Rental yields on HDB properties in mature, MRT-adjacent locations typically range between 3.5% and 4.5% gross per annum, depending on unit size, floor level, and specific configuration. A property at 273B Compassvale Link, given its proximity to Buangkok MRT and the established demand profile for Punggol rentals, would be expected to fall within this range. The rental market for three-bedroom HDB units remains particularly robust, as such configurations appeal to both multigenerational households and groups of young professionals sharing accommodation. Investors should also consider that HDB units typically command rental premiums in areas with strong transport links, as tenants are willing to pay more for locations that reduce their commute burden and expand their employment opportunities across Singapore.

Pricing and Market Position

The development's pricing reflects the balance between HDB affordability and Punggol's mature, well-serviced characteristics. Current units are listed from approximately S$830,000, positioning the property competitively within the North-East HDB market. This price point reflects the development's age, its strong MRT connectivity, and the established nature of the Compassvale precinct. Compared to newer HDB projects in more peripheral locations, 273B Compassvale Link commands a modest premium attributable directly to its transport advantage and neighbourhood maturity.

When evaluated on a per-square-foot basis, properties at this location typically trade between S$850 and S$900 per square foot, depending on floor level, unit orientation, and recent renovation standards. This pricing sits comfortably within the historical range for Punggol HDB transactions and reflects the incremental value that MRT proximity confers on properties across Singapore's public housing market. First-time buyers and upgraders should note that the price point is sufficiently moderate to allow for financing through CPF and mortgage facilities without excessive leverage, whilst still capturing the location benefits of direct MRT access.

Neighbourhood Facilities and Lifestyle

The Compassvale estate encompasses a comprehensive range of facilities designed to support daily living without residents needing to venture to distant commercial centres. Ground-floor shop units throughout the development provide provision stores, hawker centres, beauty services, and medical clinics, creating a mixed-use environment that feels vibrant and purposeful. The estate's market has long served as a gathering point for residents, particularly older adults and parents with young children, reinforcing the community aspect of living within established HDB neighbourhoods.

Schools within and immediately adjacent to the precinct include Punggol Primary School and multiple secondary institutions, making the location particularly attractive to families with children. The proximity to Punggol Marina, a waterfront recreation area developed by government initiatives, adds a leisure dimension to the neighbourhood. Residents can access green space, jogging tracks, and waterside dining venues without extended travel, supporting an active and socially connected lifestyle. The combination of these amenities means that residents of 273B Compassvale Link are choosing not simply a residential unit, but entry into an established and well-rounded community ecosystem.

Considerations for Potential Buyers

First-time buyers considering 273B Compassvale Link should recognise that HDB properties are subject to specific restrictions on eligibility and mortgage terms. Singapore Citizens and Permanent Residents must meet housing eligibility criteria, and CPF funds can be utilised for purchase only within prescribed limits. The property's price point sits comfortably within typical financing capacity for dual-income households in Singapore, with most commercial banks willing to extend mortgage facilities to well-qualified applicants at loan-to-value ratios of 75–80%. Debt servicing ratio considerations are typically unproblematic at this price point for employed buyers with stable income profiles.

Upgraders transitioning from smaller HDB units will find that the three-bedroom configuration provides a meaningful step up in living space, with the additional room accommodating home offices, study spaces, or guest sleeping areas—considerations that became particularly important for many households during periods of remote working. The MRT proximity also appeals strongly to upgraders who have experienced lengthy commutes during their earlier housing tenures and prioritise transport convenience. Second property buyers should be aware that Additional Buyer's Stamp Duty at the rate of 20% applies to HDB purchases that constitute a second residential property by a Singapore Citizen, a cost that must be factored into the total acquisition expense.

For investors, the combination of mature neighbourhood credentials, established rental demand, and strong transport infrastructure makes 273B Compassvale Link an attractive option within the HDB investment landscape. The development's age also means that it has weathered multiple property cycles, providing historical data on price stability and rental absorption that can inform investment decisions. Prospective investor-landlords should budget for ongoing maintenance and potential upgrading costs, though HDB flats typically require lower capital expenditure than private residential properties given their simpler finishes and standardised engineering systems.

Future Considerations and Long-Term Value

The North-East region of Singapore continues to receive government investment in transport, commercial, and recreational infrastructure. Announcements regarding the North-East Line's future extension and the broader rejuvenation of Punggol precinct suggest that the district will maintain its position as a valued residential location with strong connectivity. The lease duration of HDB properties, whether 99-year or 999-year depending on the specific allocation, should be clarified with relevant authorities; however, the government's track record of supporting HDB preservation and maintenance programmes indicates that lease decay is not a pressing concern for properties within the current development cycle.

Capital appreciation in mature HDB estates typically follows a measured trajectory, with properties capturing incremental gains aligned to broader market conditions and estate-wide upgrading initiatives. The introduction of new commercial or transport infrastructure in adjacent areas can confer unexpected appreciation, though such developments are difficult to predict precisely. Buyers should approach 273B Compassvale Link as a medium to long-term holding, where the primary value proposition rests on transport convenience, neighbourhood stability, and affordability rather than speculative capital growth.

Frequently Asked Questions

What rental yield can investors expect from purchasing a three-bedroom unit at 273B Compassvale Link?

HDB properties in mature estates with strong MRT connectivity, such as 273B Compassvale Link, typically generate gross rental yields between 3.5% and 4.5% per annum, depending on unit configuration, floor level, and individual property condition. Three-bedroom units at this location command particular rental demand from multigenerational households and shared-occupancy arrangements, which can support yields toward the upper end of this range. The proximity to Buangkok MRT (NE15) reinforces tenant demand, as commuters are willing to pay rental premiums for properties reducing travel time to major employment centres; thus, investor-owners can often charge 10–15% above the average for the broader Punggol HDB market. When calculated against the current purchase price point of approximately S$830,000, a gross yield of 4% translates to annual rental income of roughly S$33,200, before accounting for property tax, maintenance, and minor repairs—making the investment numerically coherent within the broader Singapore HDB rental landscape.

How does the per-square-foot pricing of 273B Compassvale Link compare to other recent HDB transactions in Punggol?

Properties within 273B Compassvale Link currently trade at approximately S$850–S$900 per square foot, a pricing that sits comfortably within the established historical range for Punggol HDB transactions and reflects the estate's age and MRT-proximate positioning. Comparable transactions for mature three-bedroom HDB flats within a one-kilometre radius of Buangkok MRT have similarly clustered around this per-square-foot range over the preceding 12–18 months, indicating that pricing is neither aggressive nor lagging the local consensus. The modest premium relative to HDB projects in more peripheral Punggol locations (which may trade at S$750–S$800 per square foot) is attributable entirely to the MRT accessibility and the estate's comprehensive amenity infrastructure. First-time buyers and upgraders should recognise that this pricing reflects fair value for the location benefits on offer, with no obvious overvaluation relative to neighbouring developments lacking equivalent transport connectivity.

What is the Additional Buyer's Stamp Duty impact for a second-time HDB buyer purchasing at 273B Compassvale Link?

Singapore Citizens purchasing an HDB property as their second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property valued at S$830,000, this duty amounts to S$166,000, a substantial cost that must be carefully factored into the total acquisition budget and financing requirements. This 20% ABSD applies in addition to the standard Buyer's Stamp Duty (BSD) and other associated costs such as legal fees and surveying charges, meaning the total transactional burden can reach 23–25% of the purchase price when all levies are included. Second-time buyers should run detailed affordability calculations incorporating this 20% ABSD levy before committing to purchase, and should consider whether the investment case—driven by expected rental income or long-term capital appreciation—justifies the elevated acquisition cost relative to holding existing properties or pursuing alternative investment vehicles.

What is the lease tenure of units at 273B Compassvale Link, and does lease decay present a long-term resale risk?

HDB properties are allocated with lease tenures of either 99 years or 999 years from the date of purchase, depending on the specific allocation policy in effect at the time of the individual property's initial assignment. The vast majority of HDB units in the Punggol estate, including 273B Compassvale Link, carry 99-year leases, which are renewed and extended by the government through established policies and programmes designed to maintain public housing as a viable long-term investment for Singaporeans. Lease decay becomes a material consideration only as properties approach 20–30 years remaining on the original 99-year term, a point at which financing becomes constrained and resale values begin to compress; for 273B Compassvale Link, which is currently in its fourth decade of existence, lease decay is not an immediate concern, though buyers should factor in the gradual diminution of lease value over the coming decades. The government's historical track record of supporting HDB preservation, combined with the policy framework allowing lease renewal applications, suggests that lease risk is managed and mitigated through national housing policy, though prospective buyers should remain mindful of lease duration as a long-term value consideration when planning multi-decade holding horizons.

How does proximity to Buangkok MRT station (NE15) affect long-term demand and capital appreciation for properties at 273B Compassvale Link?

Direct MRT proximity is one of the most reliable drivers of sustained demand and measured capital appreciation in Singapore's HDB market, and 273B Compassvale Link's five-minute walk to Buangkok MRT confers a significant competitive advantage that persists across economic cycles and market corrections. The North-East Line serves a critical transport function within Singapore's north-eastern corridor, connecting residential areas to central employment districts, and the Buangkok station specifically functions as a major interchange point for commuters travelling to Marina Bay, the airport, and multiple secondary business centres. This connectivity means that rental demand remains relatively consistent regardless of broader market conditions, as tenants prioritise short commute times and transport flexibility; consequently, properties at MRT-proximate locations like 273B Compassvale Link have historically appreciated more steadily than comparable units in car-dependent locations. Government announcements regarding the North-East Line extension and ongoing precinct upgrading initiatives in the Punggol district suggest that transport infrastructure investment will continue supporting the area's appeal and demand profile over the coming decade, making the current MRT advantage likely to strengthen rather than diminish in relative terms.

Which buyer profiles—first-timers, upgraders, investors, high-net-worth individuals—would find 273B Compassvale Link most suitable?

First-time HDB buyers seeking to enter the property market with reasonable affordability will find 273B Compassvale Link compelling, as the price point of approximately S$830,000 sits comfortably within financing capacity for dual-income households earning typical Singapore salaries, and the mature estate provides immediate access to established amenities without the disruption of ongoing construction. Upgraders transitioning from two-bedroom flats will appreciate the additional living space (approximately 969 square feet across three bedrooms) and the superior transport connectivity compared to their initial purchase location, making this development particularly suited to families with children or couples seeking dedicated home office space. Investors evaluating HDB as a rental asset will recognise that the combination of MRT proximity, established demand profile, and moderate price point creates a numerically coherent investment case, particularly for those seeking to deploy capital into rental income without the management complexity or capital intensity of private residential properties. High-net-worth individuals are unlikely to view 273B Compassvale Link as a primary residence given the availability of premium private housing options, though some may consider HDB acquisition as a diversified holding within a broader property portfolio; such buyers should carefully evaluate whether the expected rental yield justifies deployment of capital in HDB rather than higher-appreciation-potential asset classes.

What is the likely Debt Servicing Ratio (TDSR) impact and financing headroom at the current price point of 273B Compassvale Link?

The total debt servicing ratio (TDSR) framework implemented by the Monetary Authority of Singapore caps total monthly debt servicing (all loans across all properties) at 60% of gross monthly income for HDB borrowers, a threshold that must be satisfied for mortgage approval. For a property valued at S$830,000 with a 75% loan-to-value ratio (approximately S$622,500), a 30-year mortgage term, and current interest rates around 3.5%, monthly mortgage repayment would approximate S$2,780 before factoring in property tax and maintenance contributions. A household with combined gross monthly income of S$5,500–S$6,000 would fall comfortably within TDSR parameters with this debt obligation, leaving adequate headroom for other liabilities or commitments. Buyers should note that TDSR calculations include CPF contributions and that financing terms can extend to 30–35 years for HDB purchases, allowing for more modest monthly repayment profiles than equivalent private property financing; consequently, affordability at the 273B Compassvale Link price point is generally robust for employed buyers with stable income, and most mortgage applications from well-qualified borrowers proceed without constraint or difficulty.

What competing HDB developments exist near 273B Compassvale Link, and how does this development compare in terms of value and amenities?

The broader Compassvale and Punggol estate encompasses multiple HDB blocks and precincts developed across different decades, with competing options including properties within the Punggol neighbourhood itself as well as adjacent estates such as parts of Sengkang, which sits immediately to the north. Direct competitors would include other three-bedroom HDB units within the immediate Compassvale cluster, many of which command similar or marginally higher pricing depending on floor level, unit orientation, and renovation status. What distinguishes 273B Compassvale Link from many competing options is the combination of MRT proximity (most HDB blocks in the broader estate are further than five minutes from rapid transit) and the estate's particular amenity configuration, which includes well-established market facilities and healthcare services concentrated around this precinct. Properties within nearby Sengkang may offer newer construction or different architectural character but often lack the same degree of transport convenience and typically sit at comparable or higher price points for equivalent bedroom counts. When evaluating competing options, buyers should prioritise MRT walking distance as a primary valuation driver, as this factor most consistently predicts long-term demand and rental absorption; from this perspective, 273B Compassvale Link compares favourably to most competing HDB options in the North-East district.

Which unit stacks or floor levels at 273B Compassvale Link typically offer the best value proposition?

Mid-storey units (floors 8–16) within 273B Compassvale Link typically represent the optimal value proposition, as they command modest premiums relative to lower floors whilst avoiding the significantly elevated pricing associated with top-storey units and penthouses. Mid-storey positioning provides superior natural light and ventilation compared to lower floors (which may experience shadow, moisture, or noise from ground-level activities) whilst remaining substantially less expensive than equivalent units on the 18th floor and above. Floor level 15, in particular, is often considered a 'sweet spot' within HDB developments, as it sits high enough to command views and airflow but remains accessible without the extended lift wait times that characterise extreme top floors during peak periods. East-facing and north-facing units typically command modest premiums over south-facing alternatives, as these orientations minimise direct afternoon heat gain and reduce air-conditioning costs—a consideration that appeals to cost-conscious owner-occupiers and justifies the premium to rational investors evaluating long-term holding costs. Buyers prioritising value rather than prestige should focus on mid-floor, east-or-north-facing units that offer practical living advantages without the premium price tags associated with penthouse positioning or corner units with panoramic views.

What is the future supply pipeline for HDB developments in Punggol and the North-East district, and how might this affect 273B Compassvale Link's long-term position?

The Housing and Development Board's medium-term development plans for the Punggol precinct indicate that future supply will focus on higher-density, mixed-income developments concentrated within newer planning zones, with particular emphasis on areas adjacent to Sengkang, Hougang, and emerging MRT stations on planned extensions. Whilst new supply in the North-East district will continue, the focus on peripheral and newly opened precincts means that established estates like 273B Compassvale Link's Compassvale cluster are unlikely to experience direct competition from new HDB launches in their immediate vicinity. The maturity of the existing estate and the government's commitment to precinct-level upgrading initiatives suggest that the neighbourhood will be increasingly perceived as 'established and complete' relative to newer developments, which may confer a mild valuation advantage as older properties gain scarcity value through the absence of direct substitutes nearby. Additionally, the government's urban planning strategy continues to reinforce the North-East region as a major residential and commercial hub, meaning that future transport and commercial infrastructure investment will likely support broad-based appreciation across the entire region, including existing estates like 273B Compassvale Link. Buyers should feel confident that the development's position within an established, well-amenitised precinct insulates it from the supply-side pressures that occasionally depress values in areas receiving substantial new-build competition.

Hdb Flat At 273B Compassvale Link — From S$830K