Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$775K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$775K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$155K on this acquisition.
Located 4 min (340 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.

288A Compassvale Crescent: A Mature HDB Development in Sengkang's Heart

288A Compassvale Crescent represents an established housing option in one of Singapore's most developed residential zones. Positioned within the Sengkang precinct, this HDB development benefits from the maturity of the surrounding neighbourhood, where decades of planning have created a well-serviced residential environment with comprehensive amenities and strong community infrastructure.

The development's location along Compassvale Crescent places it at the intersection of convenience and accessibility. Residents enjoy proximity to the Compassvale LRT Station on the Southeast Line, situated merely 340 metres away—roughly a four-minute walk. This exceptionally short distance to mass rapid transit is a defining feature of the address, enabling swift commutes across Singapore's eastern and central zones without reliance on private transport. The Southeast Line itself connects directly to the North-South Line at Dhoby Ghaut, providing seamless access to major employment hubs, retail districts, and educational institutions across the island.

Layout and Space Configuration

The development comprises spacious three-bedroom units spread across approximately 1,216 square feet of internal floor area. This generous spatial allocation reflects HDB design principles that prioritise liveable environments for multigenerational and growing families. The two-bathroom configuration adds practical functionality, reducing morning queues and enhancing daily convenience—a feature particularly valued by families with school-age children or working professionals managing busy schedules.

Units at this address are designed with flexibility in mind. The three-bedroom layout adapts readily to diverse household needs: young families can utilise the flexible third room as a nursery, study, or home office; upgraders seeking more space will appreciate the breathing room compared to earlier-generation four-room designs; and investors frequently favour this configuration due to consistent tenant demand across Singapore's rental market.

Neighbourhood Character and Amenities

Sengkang has evolved into one of Singapore's most self-contained new towns. The district supports multiple shopping centres, including Compass Point and Sengkang Grand Mall, both within 1–2 kilometres of Compassvale Crescent. Healthcare services are robust, with Sengkang General Hospital providing comprehensive medical facilities mere minutes away. Educational facilities span primary, secondary, and junior college levels, with established schools throughout the constituency attracting families at every life stage.

The Compassvale precinct itself benefits from extensive green space, with several parks and community gardens creating recreational opportunities beyond the typical urban environment. The neighbourhood attracts a diverse demographic: established families with deep roots in the area, young professionals valuing reliable transport links, and investors recognising the stable demand inherent in a mature, well-developed locality.

Investment and Market Positioning

At price points starting from S$775,000, units at 288A Compassvale Crescent position themselves competitively within the Sengkang HDB market. This pricing reflects the development's mature status, established neighbourhood credentials, and exceptional accessibility to mass transport. Compared to newer HDB estates in more peripheral locations, the proximity to rail transit commands a strategic premium justified by long-term demand resilience and lower transport costs for residents.

For investors evaluating this development, the rental market in Sengkang demonstrates consistent strength. Three-bedroom HDB flats in this locality typically achieve monthly rents ranging from S$2,800 to S$3,500, depending on floor level, unit stack positioning, and specific amenities. This rental yield range translates to gross annual yields between 4.3% and 5.4% on purchase prices in this range—competitive within the HDB resale market and particularly attractive for investors seeking stable, long-term income streams without the volatility of condo markets.

Connectivity and Transport Value

The four-minute walk to Compassvale LRT Station cannot be overstated as a value driver. Unlike HDB developments requiring 10–15-minute walks to mass transport, this proximity eliminates the "last-mile" friction that deters many commuters and weakens market demand during economic cycles. The Southeast Line's rapid expansion and integration with the broader rail network means that residents benefit from ongoing connectivity improvements without the burden of future transport inconvenience.

This transport advantage directly influences capital appreciation trajectories. HDB developments within walking distance of LRT stations have historically appreciated faster and maintained stronger resale demand than those requiring longer access journeys. For owner-occupiers planning to hold for 10–20 years, this accessibility translates into stronger compounding returns; for investors with shorter time horizons, it ensures consistent tenant interest and simplified marketing.

Market Comparables and Value Assessment

Sengkang's HDB resale market has recorded steady per-square-foot valuations in the range of S$620–S$680 per square foot for three-bedroom units in well-connected locations during recent transaction cycles. At 1,216 square feet, units at this development align with this valuation framework, suggesting pricing consistency with recent market transactions and indicating neither significant premium nor discount relative to comparable addresses in the same planning zone.

Nearby HDB developments such as those along Anchorpoint and nearby Cove Way estates provide useful reference points. These communities occupy similar Sengkang locations but often involve longer transport access times. The superior MRT proximity at 288A Compassvale Crescent typically justifies marginal price premiums, reinforcing the development's positioning as a value-conscious choice for buyers and investors who prioritise convenience without stretched valuations.

Buyer Suitability and Life-Stage Appeal

This development appeals across multiple buyer segments. First-time homebuyers seeking to step onto the property ladder appreciate the established neighbourhood environment, predictable maintenance costs, and accessible price points. Upgraders moving from two-bedroom or smaller three-bedroom units benefit from the additional space and bathroom convenience. Empty-nesters considering right-sizing often favour this area due to the mature amenity ecosystem and active community, where social engagement and convenience remain high priorities.

For investors, the development presents a stable alternative to speculative properties in emerging zones. The mature HDB market—with large tenant pools, predictable demand, and lower vacancy risk—suits investors prioritising income stability over capital appreciation volatility. The three-bedroom configuration appeals to families and professional roommate arrangements, broadening the tenant base and reducing lease-break risks.

Future Considerations and Long-Term Outlook

As an established HDB estate, 288A Compassvale Crescent exists within Singapore's mature housing supply pipeline. Unlike new projects in developing precincts, this development's long-term value is anchored less to external infrastructure development and more to its inherent connectivity advantages and neighbourhood stability. The Southeast Line's completed expansion means residents benefit from a fixed transport advantage unlikely to erode or shift over the medium to long term.

For prospective buyers and investors, this stability is valuable. Unlike properties in nascent developments where future supply concentration risks may dampen appreciation, or in zones where transport accessibility remains in flux, 288A Compassvale Crescent occupies a position of well-defined market parameters. Its resale market has matured, its tenant demand patterns are established, and its role within Sengkang's broader ecosystem is secure.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom unit at 288A Compassvale Crescent?

Three-bedroom HDB flats in Sengkang at this location typically achieve monthly rents between S$2,800 and S$3,500, translating to gross annual rental yields of approximately 4.3% to 5.4% on purchase prices in the S$775,000 range. This yield performance compares favourably within the HDB resale market segment, particularly for investors seeking stable income streams without exposure to condo market volatility. The mature neighbourhood profile and established tenant demand pools ensure consistent occupancy rates and reduce vacancy risk compared to properties in emerging or transitional zones.

How does pricing at 288A Compassvale Crescent compare to recent per-square-foot transactions in Sengkang?

Recent HDB resale transactions in Sengkang for three-bedroom units in well-connected locations have recorded valuations between S$620 and S$680 per square foot. At 1,216 square feet, units at 288A Compassvale Crescent align comfortably within this range, indicating pricing consistency with comparable transactions and suggesting neither premium over-valuation nor underselling relative to neighbourhood benchmarks. The proximity to Compassvale LRT Station may justify modest premiums over developments requiring longer transport access, but valuations remain anchored to established market parameters rather than speculative pricing.

What ABSD implications apply if I purchase a unit as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit purchased at S$775,000, this equates to an additional S$155,000 in ABSD liability on top of the base purchase price and standard conveyancing costs. This significant cost burden must be factored into investment feasibility calculations and overall acquisition budgets; many investors structure their portfolios to minimise ABSD exposure through careful sequencing of property acquisitions or by holding existing properties in corporate structures if planning multiple acquisitions.

What lease decay risk should I consider, and how might it affect future resale value?

HDB flats are issued on 99-year leases, and 288A Compassvale Crescent units will experience gradual lease decay over time—a factor that increasingly influences resale valuations as leasehold duration contracts. Although current lease terms remain sufficiently long (typically 90+ years remaining on resale units), lease depreciation becomes mathematically significant once remaining tenure drops below 60 years. This development's current maturity status means some units may already carry modest lease decay relative to newly launched HDB estates; prospective buyers should verify exact remaining lease tenure before purchase, as HDB pricing conventions typically apply steeper discounts to units with sub-60-year leases. For long-term owner-occupiers planning 10–20-year hold periods, lease decay remains gradual, but investors with shorter horizons must model resale value erosion explicitly.

How does proximity to Compassvale LRT Station affect demand and capital appreciation potential?

The four-minute walk to Compassvale LRT Station on the Southeast Line is a primary demand driver and capital appreciation anchor for this development. HDB properties within 400 metres of rail transit historically appreciate faster and maintain stronger resale demand than those requiring 10–15-minute access journeys, as transport proximity reduces owner transport costs, increases tenant appeal, and improves asset liquidity during market downturns. The Southeast Line's integration with the broader rail network ensures that this connectivity advantage remains relevant across multiple planning cycles, insulating the development from future transport accessibility risks that often affect peripheral estates. For investors and owner-occupiers alike, this transport premium justifies current pricing levels and supports long-term value retention.

Which buyer profiles are best suited to 288A Compassvale Crescent?

First-time homebuyers appreciate the established neighbourhood environment, predictable HDB maintenance costs, and accessible entry pricing that this development provides. Upgraders transitioning from smaller units benefit from the spacious three-bedroom layout and dual-bathroom convenience. Empty-nesters right-sizing from larger homes value the mature amenity ecosystem and strong community infrastructure; Sengkang's comprehensive shopping, healthcare, and recreational facilities support active lifestyles without the over-sizing costs of sprawling family homes. Investors favour the stable tenant demand profiles associated with mature HDB estates, the three-bedroom configuration's broad appeal to family and professional roommate cohorts, and predictable gross rental yields in the 4–5% range. This broad appeal across multiple life stages contributes to consistent market demand and lower vacancy risk.

What TDSR and financing headroom should I assume for a typical purchase at this price point?

A purchase price of S$775,000 typically enables mortgage financing up to approximately 80% of valuation through HDB loans or bank mortgages, translating to borrowing capacity around S$620,000. This leaves required down-payment and closing-cost reserves of approximately S$155,000. For financing headroom assessment, borrowers should expect Total Debt Service Ratio (TDSR) limits capped at 60% of monthly gross income under current banking guidelines; thus, a 25-year mortgage on S$620,000 (approximately S$3,100 monthly) would require minimum monthly income of S$5,167 to satisfy TDSR thresholds comfortably. First-time homebuyers and investors should model their income-to-debt ratios carefully, as TDSR constraints have tightened significantly and increasingly bind borrower capacity in Singapore's residential market.

How does 288A Compassvale Crescent compare to nearby competing HDB developments?

Competing Sengkang HDB developments along Anchorpoint, Cove Way, and adjacent precincts offer similar three-bedroom configurations but typically involve 8–15-minute walks to nearest MRT stations or rely on less-integrated transport networks. This longer access friction results in modestly lower rental demand and slower capital appreciation trajectories over decade-long hold periods. 288A Compassvale Crescent's superior MRT proximity typically justifies 3–5% price premiums relative to developments with equivalent amenities but inferior transport access, a valuation differential that persists across multiple market cycles. For investors and owner-occupiers prioritising transport convenience, the marginal premium for this location often yields superior long-term returns through faster appreciation and stronger tenant demand.

Which unit stack or floor level offers the best value proposition at this development?

Mid-stack units (floors 6–20) typically offer the best value balance, providing views and natural light improvements relative to lower floors without commanding the 5–8% premiums that higher floors often attract in Sengkang markets. Ground floor and first-level units are disfavoured due to reduced privacy and natural light, resulting in 3–5% discounts; these discounted units can represent value opportunities for price-sensitive investors focused purely on rental yield rather than resident experience. Higher floors (25+) attract significant premiums among owner-occupiers prioritising views and privacy but often generate lower net rental yields due to premium purchase prices outpacing rental upside. East-facing and south-facing units command modest premiums (2–3%) due to natural light benefits, particularly valuable in Sengkang's tropical climate.

What is the future supply pipeline in Sengkang, and how might it affect long-term property values?

Sengkang's primary growth phase concluded in the 2010s, with most sites in the planning zone now developed or allocated to regeneration projects. The Housing and Development Board's focus in this district has shifted from greenfield expansion to estate renewal and infill intensification on limited remaining sites. This mature supply position benefits established developments like 288A Compassvale Crescent by reducing competitive pressure from new launches that might otherwise fragment tenant and buyer attention. Unlike peripheral zones facing incoming supply concentration risks, Sengkang's stabilised development pipeline means resale market dynamics remain anchored to existing stock conditions rather than disruption from large new cohorts of competing units. This relative supply scarcity supports long-term price stability and gradual appreciation aligned with broader market cycles.

Hdb Flat At 288A Compassvale Crescent — From S$775K