Type

Units

Min Area

Price Range

3 BR

968 sqft

S$570K – S$729K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$570K to S$729K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$114K on this acquisition.
Located 4 min (320 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.

291B Compassvale Street: A Well-Connected HDB Development in Sengkang

291B Compassvale Street stands as a residential address in the heart of Sengkang, one of Singapore's most mature and vibrant housing estates. This HDB development benefits from its strategic location within walking distance of essential transport infrastructure, making it an appealing option for families and professionals seeking balance between affordability and accessibility. The project comprises units configured to accommodate various household sizes and lifestyle needs, with current offerings featuring 3-bedroom and 2-bathroom layouts spanning approximately 1,184 sqft.

Sengkang has established itself as a thriving residential district over the past two decades, characterised by a comprehensive mix of public amenities, shopping facilities, and recreational spaces. The presence of Sengkang LRT Station on the SE1 line, just 320 metres or roughly a 4-minute walk from the development, ensures residents enjoy seamless connectivity to the broader public transport network. This proximity to rail infrastructure has historically supported property values in the immediate vicinity, as commuters increasingly prioritise time savings and reduced transport costs when selecting their residential base.

Transport Connectivity and Accessibility

The development's positioning relative to Compassvale LRT Station represents a significant advantage for daily commuters. The SE1 line connects Sengkang to key employment and commercial nodes across Singapore, reducing journey times to the Central Business District and other major office clusters. Beyond rail, residents benefit from a comprehensive bus network serving the estate, with multiple stops providing alternative routes to schools, shopping centres, and business parks. This multi-modal transport ecosystem makes 291B Compassvale Street particularly attractive to working adults who prioritise time efficiency and cost-effective commuting.

Neighbourhood Character and Amenities

Sengkang has matured into a self-contained community offering a full spectrum of daily conveniences. Within close proximity to the development, residents access wet markets, supermarkets, dining establishments, and retail outlets that cater to mainstream household needs. The estate's hawker centres are renowned for their diverse food offerings, representing excellent value for households seeking affordable meal options. Educational institutions, including primary and secondary schools, are well distributed throughout Sengkang, making the area particularly suitable for families with school-age children. Healthcare facilities, including polyclinics and private medical practices, are similarly accessible, supporting the neighbourhood's appeal to multi-generational households.

Housing Types and Space Configuration

The units at 291B Compassvale Street are configured as 3-bedroom, 2-bathroom residences, accommodating the needs of growing families and professionals requiring dedicated home office space. The approximate area of 1,184 sqft provides ample room for comfortable living whilst maintaining efficient layout design typical of contemporary HDB specifications. This space standard represents a popular choice in the resale market, as it offers sufficient flexibility for diverse household compositions without excessive maintenance responsibilities. The dual-bathroom configuration addresses a practical priority for modern families, reducing morning congestion and supporting multi-generational living arrangements.

Market Positioning and Valuation

Current asking prices for units at this development start from S$729,000, positioning the property competitively within the Sengkang resale market. This valuation reflects the maturity of the estate, the quality of surrounding amenities, and proximity to transport infrastructure. Prospective buyers evaluating this development should contextualise pricing against comparable resale transactions in the immediate area, as price per square foot metrics vary based on unit condition, floor level, and facing direction. The development's location along an established estate corridor suggests stable underlying demand, underpinned by the consistent draw of proximity to the LRT network and comprehensive local facilities.

Investment Considerations

From an investment perspective, HDB properties in Sengkang have demonstrated resilience through market cycles, supported by sustained demand from upgraders, first-time buyers, and buy-to-let investors. The estate's maturity means the supply pipeline is largely limited to resale stock, reducing oversupply risks that sometimes characterise newly launched developments. Rental yields across the estate typically reflect the balance of rental demand from young professionals and families, offset against the prevalent cost of acquiring property in this district. Prospective investor-purchasers should conduct thorough due diligence on comparable rental transactions, as yields vary significantly based on unit configuration, floor level, and specific location within the estate.

Resale Potential and Market Dynamics

The resale market for HDB flats in Sengkang remains active, driven by the combined appeal of transport connectivity, established amenities, and relative affordability compared to private residential alternatives. Units at 291B Compassvale Street would position resale value within a broad spectrum influenced by floor level, unit condition, and prevailing market sentiment towards the Sengkang precinct. Historical transaction data for Sengkang HDB flats suggests steady capital appreciation, though rates vary based on micro-location and specific property characteristics. Prospective purchasers should consider their intended holding period, as longer ownership timelines typically provide greater scope for capital recovery and appreciation potential.

Financing and Affordability Assessment

The starting price point for units at this development falls within the range accessible to first-time buyers utilising Housing and Development Board (HDB) loans, which typically offer competitive interest rates and extended tenure options. Purchasers should obtain pre-approval documentation and conduct thorough financial assessment against their personal circumstances, including income stability and existing debt obligations. The proximity to the LRT station may support future valuations, potentially providing collateral benefit when refinancing or accessing equity-based financial products later in the ownership lifecycle.

For investors evaluating a second residential property purchase, it is important to note that Singapore Citizens acquiring such properties are subject to Additional Buyer's Stamp Duty at the current rate of 20%, which materially impacts total acquisition costs and investment returns. Careful financial modelling incorporating this levy, along with stamp duties and legal fees, is essential to accurately forecast cash-on-cash returns and long-term investment performance.

Suitability for Different Buyer Profiles

291B Compassvale Street appeals to a diverse buyer demographic. First-time homebuyers benefit from the established nature of the estate, comprehensive amenities, and straightforward acquisition process via HDB resale channels. Upgraders moving from smaller units or rental accommodation find the 3-bedroom configuration and 2-bathroom layout addresses growing household needs. Families with school-age children appreciate the proximity to educational institutions and the safe, mature neighbourhood character. Investors seeking stable rental income and potential capital appreciation recognise the value inherent in established estate locations with proven transport connectivity and sustained demand.

Future Outlook and District Development

Sengkang's development trajectory remains influenced by ongoing estate rejuvenation programmes and continued enhancement of public transport infrastructure. The Sengkang Line itself has undergone network expansion, potentially unlocking further accessibility improvements for residents. Government planning priorities suggest sustained investment in estate-level facilities and transport infrastructure, supporting the long-term appeal and value retention of properties in established precincts like Sengkang. Prospective purchasers should monitor broader district planning announcements, as major developments or infrastructure projects may influence future demand patterns and property valuations.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 291B Compassvale Street as an investment?

Rental yields for HDB flats in Sengkang typically range between 2.5% to 4% per annum, depending on unit configuration, floor level, and specific tenant demand patterns. Given the current asking price from S$729,000 and the mature estate's appeal to young professionals and families, rental demand remains relatively stable, though yields vary based on how the property is positioned in terms of condition and amenities. Prospective investor-purchasers should obtain recent comparable rental transaction data from the immediate area, as variations in unit type and location significantly influence achievable rental income and overall investment returns.

How does the price per square foot at 291B Compassvale Street compare to recent resale transactions in Sengkang?

With units priced from S$729,000 and measuring approximately 1,184 sqft, the indicative price per square foot sits at roughly S$616, which is competitive within the Sengkang resale market for 3-bedroom HDB flats of this vintage and location. Recent transactions in the broader Sengkang estate have transacted across a range of S$600 to S$700 per square foot, reflecting variations in floor level, unit condition, and proximity to amenities. Prospective purchasers should cross-reference current asking prices against actual completed transactions recorded on HDB resale registries to ensure they are paying at or below prevailing market rates for comparable units.

What is the Additional Buyer's Stamp Duty impact if I purchase this property as my second residential property?

Singapore Citizens purchasing a second residential property are currently subject to Additional Buyer's Stamp Duty at a rate of 20%, which applies on top of standard Buyer's Stamp Duty. On a property priced at S$729,000, this 20% ABSD equates to approximately S$145,800, significantly increasing total acquisition costs and impacting cash-on-cash returns. This levy is a critical consideration in investment decision-making, as it materially reduces available capital for down payment, mortgage drawdown, and working capital reserves. Prospective second-property purchasers should model their purchase decision accounting for this 20% ABSD levy in addition to legal fees, valuation costs, and standard Buyer's Stamp Duty to accurately forecast total entry costs and feasibility against personal financial circumstances.

Is there lease decay risk at 291B Compassvale Street, and how might this affect long-term resale value?

HDB leasehold interests are granted for 99 years, and properties at 291B Compassvale Street, being part of an established estate, would have a substantial remaining tenure depending on original allocation date. Lease decay becomes a material consideration once properties fall below 80 years' remaining tenure, as both buyer appetite and financing availability narrow considerably. However, the HDB has announced plans to introduce a lease extension framework for selected mature estates, potentially mitigating long-term decay risk. Prospective purchasers should verify the exact remaining tenure of any specific unit of interest and factor in potential lease extension costs when conducting long-term financial projections.

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

Proximity to the SE1 Compassvale LRT Station, just a 4-minute walk from the development, significantly supports both rental demand and capital appreciation potential, as commuters consistently prioritise reduced travel times and transport accessibility when selecting residential locations. Historical analysis of HDB properties in station-proximate locations demonstrates they command sustained demand and typically appreciate faster than those requiring longer commute times, even after accounting for broader market cycles. The established transport connectivity at Sengkang means ongoing enhancements to the public transport network, combined with limited new supply in the immediate precinct, are likely to support long-term price stability and modest appreciation, benefiting both owner-occupiers and investors.

Which buyer profile is best suited to purchase at 291B Compassvale Street?

291B Compassvale Street serves multiple buyer demographics effectively: first-time homebuyers benefit from affordable entry pricing and straightforward HDB resale procedures; upgraders moving from smaller units or rental accommodation find the 3-bed configuration meets growing household needs; families with school-age children appreciate established schools, safe neighbourhoods, and proximity to parks; and investors seeking stable rental yields and proven demand patterns recognise the value in mature estate locations with strong transport connectivity. The 1,184 sqft space standard is particularly versatile, accommodating diverse lifestyle requirements and providing sufficient flexibility for home office, multi-generational living, or rental positioning. Sengkang's maturity and comprehensive amenities make this development particularly suitable for buyers seeking stability and established community character rather than new-build prestige.

What is the Total Debt Servicing Ratio (TDSR) impact and financing headroom at the typical S$729,000 price point?

At a purchase price of S$729,000, with a standard 80% loan-to-value (LTV) HDB loan, the mortgage principal would be approximately S$583,200, translating to monthly repayments of roughly S$2,600 to S$2,900 across a 25-year tenure (interest rates vary, currently around 2.6% per annum). TDSR requirements typically allow monthly debt servicing not exceeding 60% of gross income, meaning purchasers would require a gross monthly income of approximately S$4,300 to S$4,800 to comfortably service this mortgage alongside existing obligations. Prospective buyers should conduct personal financial stress-testing, accounting for property taxes, maintenance sinking funds, utilities, and insurance, to ensure sustainable repayment capacity across varying interest rate environments. HDB loans typically offer better terms than commercial mortgages, providing considerable financing advantages for first-time buyers and upgraders.

How does 291B Compassvale Street compare to competing HDB developments in Sengkang?

Sengkang hosts multiple established HDB estates with varying price points, unit types, and facility offerings, creating a nuanced competitive landscape for prospective purchasers evaluating different precincts within the district. 291B Compassvale Street's position directly adjacent to the LRT station provides a notable advantage over units requiring longer walking times to public transport, typically commanding a 3% to 5% premium in asking prices. Competing units in adjacent Sengkang blocks may offer comparable floor areas and configurations but at varying price points depending on specific block age, renovation status, and floor level positioning. Prospective buyers should physically visit competing developments to assess environmental factors such as traffic proximity, noise levels, and unit orientation, as these often-overlooked variables significantly influence long-term satisfaction and potential resale appeal.

Are certain unit stacks or floor levels at this development better value propositions than others?

Lower-floor units (typically floors 1 to 5) often command 2% to 5% discounts compared to mid to upper-floor equivalents, reflecting buyer preferences for natural light and panoramic views, though lower-floor units may offer advantages including faster lift access, lower electricity consumption, and reduced exposure to wind noise. Mid-floor units (roughly floors 6 to 15) typically balance privacy, natural light, and view potential whilst maintaining reasonable pricing, representing strong value for upgraders and owner-occupiers prioritising practical utility over prestige. Higher-floor units command premiums driven by improved views, enhanced natural light, and perceived privacy benefits, though these premiums may not be fully recoverable in the resale market, particularly if purchase prices substantially exceed comparable lower-floor transactions. Prospective purchasers should evaluate personal preferences for natural light, privacy, and outdoor access before committing to premium pricing, as value perception varies significantly among buyer profiles.

What future supply pipeline exists in the Sengkang district, and might this affect property values?

Sengkang is a substantially built-out mature estate with limited scope for significant new HDB supply, as the district has largely reached planned housing density and current development focus is oriented toward estate rejuvenation and public space enhancement rather than large-scale new construction. Government planning guidelines indicate primary growth areas are concentrated in newer districts such as Punggol and Tengah, suggesting Sengkang will remain a stable, low-growth precinct in terms of new unit supply. This constrained supply pipeline supports long-term price stability and demand resilience, as prospective homebuyers seeking mature, fully-developed neighbourhoods with comprehensive amenities have limited alternative locations within comparable price ranges. Prospective purchasers can reasonably expect that Sengkang properties will not be subject to major supply-side pressure from new launches, providing greater confidence in capital preservation over medium to long-term holding periods.

What are the typical maintenance fees and sinking fund contributions for HDB flats at this development?

HDB flats utilise a sinking fund mechanism rather than traditional strata fees, where all residents contribute to a collective fund for long-term structural maintenance, external painting, and major repairs. Monthly contributions typically range from S$20 to S$60 per household, depending on the block's age, size, and planned maintenance schedule, with notices provided by the HDB when funds are required. These contributions are considerably lower than private residential strata fees, representing a significant cost advantage for owner-occupiers and investors managing rental properties. Prospective purchasers should request information on the estate's current sinking fund status and any pending major works announcements, as substantial levies for lift upgrades, paint works, or structural repairs can significantly impact monthly ownership costs and should be factored into long-term financial planning.

Hdb Flat At 291B Compassvale Street — From S$570K