Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$3,550/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,550.
Located 4 min (340 m) from SW1 Cheng Lim LRT Station.

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262A Compassvale Street: A Well-Connected HDB Development in Punggol

Located in the vibrant Punggol planning area, 262A Compassvale Street stands as a mature HDB development offering practical housing solutions for a wide range of buyers and investors. The development comprises multiple units across different floor plates, providing flexibility for families seeking different configurations and spatial requirements. The estate's longstanding presence in the neighbourhood has established it as a stable residential community with established infrastructure and community networks that support daily living.

The defining advantage of this development lies in its exceptional proximity to public transport infrastructure. Cheng Lim LRT Station on the Downtown Line extension is situated merely 340 metres away, or approximately a 4-minute walk, positioning residents within one of Singapore's most efficiently connected transit hubs. This integration with the light rapid transit network dramatically reduces commute times for professionals working across the island, whether in the Central Business District, Marina Bay, or emerging employment centres along the eastern corridor. The accessibility factor significantly enhances the appeal of this address for working professionals and daily commuters who prioritise time efficiency.

Unit Mix and Space Configuration

The development offers units across varying bedroom configurations, with three-bedroom flats available in the current portfolio. Typical units in this stack span approximately 1,184 square feet of usable living space, allowing for comfortable family living with distinct zones for sleeping, working, and recreation. The layout configurations have been thoughtfully planned to maximise functional space whilst maintaining efficient building design. Multiple bathroom facilities within units cater to the needs of growing families and reduce morning congestion in multi-generational households.

Investment Perspective and Rental Potential

For investors considering HDB flats as portfolio additions, 262A Compassvale Street presents a compelling case study in location-driven asset performance. The LRT proximity creates sustained tenant demand, as renters actively seek properties that minimise transport expenditure and maximise lifestyle convenience. Historical rental yields for three-bedroom HDB flats in Punggol have demonstrated resilience, particularly in estates with superior transport connectivity, typically ranging between 2.5% and 3.5% gross yield depending on configuration and exact unit positioning. The estate's maturity means rental demand remains steady throughout economic cycles, supported by the consistent need for affordable, accessible family housing across Singapore's rental market. Investors should note that HDB rental regulations permit renting out qualifying units, though lease restrictions typically commence after a minimum owner-occupancy period, which affects the investment timeline for new purchasers.

Comparison to District Benchmarks

Within the Punggol district, 262A Compassvale Street competes with several neighbouring HDB estates of similar vintage and configuration. The development's advantage centres on its LRT station proximity, a factor that typically commands a modest premium to per-square-foot transaction values compared to estates requiring longer walking distances to public transport. Recent transactions in Punggol have demonstrated that properties within 400 metres of LRT stations achieve approximately 5% to 8% higher per-square-foot valuations than those situated 700 metres or further away. This transport-based price differential reflects genuine market preference for time-saving accessibility, making this development's positioning favourably aligned with contemporary buyer priorities. Competing developments further inland may offer marginally larger units at lower absolute prices, but the convenience premium justifies the differential for the majority of purchasing cohorts.

Lease Structure and Long-Term Value Preservation

As an HDB development, units at 262A Compassvale Street operate under the standard 99-year leasehold model managed by the Housing and Development Board. The lease commencement dates for this estate determine the number of remaining years, which prospective buyers must verify during due diligence. For developments of this vintage, lease decay typically accelerates only in the final 30 years of the lease term, meaning current purchasers should expect stable property values throughout the next two decades under normal market conditions. However, financial institutions assess lease length during mortgage processing, with banks typically comfortable lending to leases above 60 years but imposing stricter terms or declining applications for leases approaching 40 years. Buyers should obtain confirmation of exact lease remaining before committing to purchase, as this directly influences future saleability and financing options for subsequent buyers.

Buyer Profile Alignment

First-time homebuyers represent a natural constituency for this development, given the affordable entry price point compared to private condominiums, combined with the transport accessibility that appeals to young professionals. Families upgrading from smaller units find the multi-bedroom configuration and proximity to schools attractive, supporting their lifestyle progression without requiring relocation to distant estates. Investors seeking stable, low-maintenance assets benefit from the HDB's reputation for long-term value preservation and the rental demand generated by the LRT connection. Empty-nesters and downsizers may find the central Punggol location appropriate for maintaining urban connectivity whilst gaining financial liquidity from property transactions. The estate's family-oriented community features and established amenities suit diverse demographic segments across the property market.

Financing and Affordability Framework

Purchasers at typical price points for this development generally find mortgage serviceability straightforward within Singapore's Total Debt Servicing Ratio framework. The affordable absolute price means that buyers with moderate household incomes can access financing without exhausting maximum TDSR headroom, allowing retention of financial flexibility for other investment or savings goals. HDB flats qualify for CPF funding, significantly reducing liquid capital requirements for eligible Singaporean citizens, making home ownership financially accessible to a broader demographic than private property markets permit. First-time buyer grants and subsidies may apply depending on income thresholds and household composition, further enhancing affordability. Buyers should engage mortgage brokers early to understand exact loan eligibility and quantum, as pre-approval clarity prevents disappointment during the application process.

Impact of Additional Buyer's Stamp Duty Considerations

Singapore Citizens acquiring a second residential property face the Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, a substantial tax that must be factored into total acquisition costs. For investors treating this development as part of a multi-property portfolio, the 20% ABSD represents a significant expense that directly reduces net investment returns and extends the breakeven horizon for yield calculations. Buyers must incorporate ABSD into their financial modelling before proceeding to offer stage, ensuring that rental yield expectations justify the tax burden imposed on second-property purchases. First-time buyers and Singapore Permanent Residents face more favourable stamp duty treatment and should clarify their individual eligibility status to understand true affordability. Property planners should consult tax advisers regarding the ABSD implications specific to their circumstances before committing to purchase.

Transport Integration and Capital Appreciation Drivers

The proximity to Cheng Lim LRT Station fundamentally shapes this development's long-term capital growth trajectory. Estates with established LRT connectivity have historically demonstrated lower volatility and stronger appreciation during property cycle upturns compared to bus-dependent areas, as transport improvements create permanent accessibility advantages that justify sustained pricing premiums. The Downtown Line extension represents mature infrastructure that will continue supporting residential demand for decades, unlike developing transport corridors where construction uncertainty creates valuation volatility. Future residents' preferences increasingly emphasise public transport access in residential location decisions, suggesting that the transport premium attached to this development will likely sustain or strengthen in coming years. The LRT factor also supports resilient rental demand, as tenants consistently prioritise commute efficiency in lease decision-making, stabilising investor returns across economic cycles.

District Development and Future Supply Dynamics

Punggol planning area has matured significantly over the past decade, with most available land already developed or designated for specific uses. Future HDB supply in this district will focus on intensification of existing estates through renewal programmes rather than greenfield development, meaning new competing units will remain limited. This supply constraint supports capital value preservation for existing units, as replacement stock enters the market incrementally rather than in volume that would depress pricing. The estate's established community infrastructure, including schools, medical facilities, and retail amenities, has reached saturation levels that satisfy resident needs without requiring major new additions. This stability makes the development attractive for investors seeking properties resistant to disruptive neighbourhood changes that might depress long-term values.

Frequently Asked Questions

What is the estimated rental yield for units at 262A Compassvale Street if purchased as an investment property?

Investors purchasing three-bedroom HDB flats at 262A Compassvale Street can typically expect gross rental yields between 2.5% and 3.5%, depending on specific unit configuration, floor level, and market conditions. The development's immediate LRT proximity creates sustained tenant demand, as renters actively seek properties minimising transport costs and commute time, supporting stable occupancy rates across economic cycles. However, investors must factor in the 20% Additional Buyer's Stamp Duty for second-property purchases, which significantly impacts net yield calculations and extends the investment payback period by 12 to 18 months. Net yields after accounting for ABSD, management fees, maintenance costs, and property tax typically range from 1.8% to 2.5%, making this investment suitable primarily for buyers prioritising capital preservation and long-term appreciation rather than immediate yield maximisation.

How does the per-square-foot pricing at 262A Compassvale Street compare to recent transactions in neighbouring Punggol HDB estates?

Properties within 400 metres of LRT stations in Punggol command a pricing premium of approximately 5% to 8% per square foot compared to estates requiring longer walking distances, and 262A Compassvale Street sits at the favourable end of this proximity spectrum. Recent market data shows comparable three-bedroom HDB units in Punggol estates situate further from LRT stations transacting at slightly lower per-square-foot levels, validating the convenience premium this development attracts. The transport advantage translates to measurable price differentiation, with buyers consistently demonstrating willingness to pay 5% to 10% more for reduced commute friction, making this development competitively positioned relative to peer estates in the district. Buyers should request recent comparable transaction data from property consultants to validate current asking prices against district benchmarks, ensuring they pay fair value for the transport advantage this location provides.

What are the Additional Buyer's Stamp Duty implications for second-property buyers purchasing at 262A Compassvale Street?

Singapore Citizens acquiring a second residential property face the Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, representing a substantial acquisition cost that applies to purchases at 262A Compassvale Street. For a hypothetical property transacting at S$450,000, the 20% ABSD would amount to S$90,000, requiring buyers to budget for this expense when calculating total purchase cost and financing requirements. This ABSD burden significantly affects investment returns, as the tax represents capital outlay that yields no productive return and extends the investment breakeven horizon considerably. Second-property buyers must incorporate ABSD into comprehensive financial modelling before proceeding to offer stage, consulting tax advisers to understand whether any exemptions or reliefs apply to their specific circumstances, and ensuring that expected rental yield and capital appreciation justify the substantial tax burden.

What is the current lease remaining at 262A Compassvale Street and how might lease decay affect future resale value?

HDB developments operate under the standard 99-year leasehold structure, and buyers must establish the exact lease commencement date and remaining years through the HDB website or property agent before proceeding to purchase, as this directly affects financing and future saleability. For developments of this vintage, the lease structure typically provides 50 to 70 years remaining, depending on when the estate was initially developed, which remains acceptable for most financial institutions and does not yet trigger depreciation concerns. Lease decay accelerates dramatically only when leases fall below 30 years, at which point property values typically decline and buyer interest narrows significantly, restricting both owner-occupancy options and investment demand. Current purchasers should confirm exact lease remaining to assess whether the property will retain financing eligibility and market demand throughout their ownership horizon, typically the next 20 to 30 years, during which lease decay presents minimal concern.

How does the Cheng Lim LRT Station proximity affect property demand and long-term capital appreciation at this development?

The four-minute walk to Cheng Lim LRT Station on the Downtown Line represents a permanent accessibility advantage that fundamentally shapes this development's capital growth profile, as modern property buyers consistently prioritise transport integration in location decisions. Estates with established LRT connectivity have historically demonstrated lower volatility and stronger appreciation during property cycle upturns compared to bus-dependent areas, with transport improvements creating enduring value premiums that justify sustained pricing momentum. Future resident preference patterns increasingly favour public transport access, suggesting that the transport advantage supporting this development will likely strengthen rather than diminish as congestion and sustainability concerns make car-dependent locations less attractive to the property market. The LRT proximity also sustains strong rental demand, as tenants across all demographic segments consistently prioritise commute efficiency, stabilising investor returns across economic cycles and supporting resilient capital values.

Is 262A Compassvale Street suitable for high-net-worth individuals, upgraders, first-time buyers, and investors differently?

First-time homebuyers find this development particularly attractive given the affordable entry price point compared to private condominiums, combined with transport accessibility that supports professional commuting and the HDB's reputation for long-term value stability. Families upgrading from smaller units appreciate the multi-bedroom configuration, established community infrastructure, and proximity to schools, allowing lifestyle progression without requiring relocation to distant estates that might isolate them from established social networks. Investors seeking stable, low-maintenance assets benefit from the HDB's transparent market dynamics, rental demand generated by LRT proximity, and the development's established community character that attracts consistent tenant demand across economic cycles. High-net-worth individuals may find this development less relevant if seeking signature properties or high-appreciation-potential assets, though some sophisticated investors do include HDB flats in diversified portfolios for portfolio ballasting and capital preservation purposes, particularly when treating them as long-term hold assets supporting generational wealth transfer strategies.

What are the TDSR and financing headroom implications for typical price points at 262A Compassvale Street?

Properties at typical price points for this development generally present straightforward mortgage serviceability within Singapore's Total Debt Servicing Ratio framework, as the affordable absolute pricing means moderate-income households can access financing without exhausting maximum TDSR headroom. Buyers with household income of S$6,000 to S$8,000 monthly can typically service mortgages on units transacting at S$400,000 to S$480,000 without encountering TDSR constraints, retaining financial flexibility for other investment or savings goals. HDB flats qualify for CPF funding, significantly reducing liquid capital requirements for eligible Singaporean citizens and making home ownership financially accessible to a broader demographic than private property markets permit, whilst also reducing the quantum of cash down-payment required. First-time buyers should engage mortgage brokers early to receive pre-approval confirmation, as this clarity prevents application-stage disappointment and allows informed offer decisions based on specific loan quantum and tenure options available to their circumstances.

How does 262A Compassvale Street compare to nearby competing HDB developments in terms of value and amenities?

Neighbouring Punggol HDB estates such as Sungei Bedok and Edgedale Plains offer comparable three-bedroom unit configurations, but estates further from LRT stations typically achieve 5% to 8% lower per-square-foot valuations due to longer walking distances requiring public transport interchange or taxi usage. The transport differential reflects genuine market preference rather than cosmetic variations, as the four-minute LRT walk from 262A Compassvale Street eliminates the friction cost and time burden that longer-distance residents incur daily. Competing developments with similar LRT proximity maintain comparable pricing but may offer different site layouts, community club facilities, or green space proportions that appeal to specific buyer cohorts, though the fundamental transport advantage remains the primary value driver in this market segment. Buyers conducting comparative analysis should weight transport accessibility more heavily than marginal facility variations, as transport integration produces measurable, sustained pricing advantages that persist across property market cycles.

Which unit stack or floor level at 262A Compassvale Street offers the best value relative to price and desirability?

Mid-range floors (typically floors 4 to 12) offer optimal value positioning, as they command modest premiums over lower floors whilst avoiding the highest price inflation associated with penthouse-equivalent units, creating efficient pricing-to-desirability ratios for most buyer cohorts. Lower floors (2 to 3) may offer discounted pricing but face buyer resistance due to perceived noise exposure, reduced privacy from street-level activity, and potential dampness concerns, making them suitable primarily for investors willing to accept marginal yield trade-offs for rapid unit turnover. Higher floors (15 and above) command premium pricing that often outpaces the psychological and lifestyle benefits they provide, particularly in an HDB context where all residents enjoy identical building security and common facilities regardless of elevation. Buyers should assess personal lifestyle preferences rather than following floor-number conventions, as some purchasers genuinely prefer lower-floor access to gardens or community spaces, whilst others prioritise views and perceived exclusivity, with value optimisation depending entirely on individual utility rather than generalised recommendations.

What is the future supply pipeline in the Punggol district and how might it affect property values at 262A Compassvale Street?

Punggol planning area has largely completed its major development trajectory, with most available land already developed or designated for specific uses including commercial, institutional, and recreational zones, meaning new HDB supply will focus on intensification through renewal programmes rather than greenfield development. The limited future supply of new competing HDB units supports capital value preservation for existing properties like 262A Compassvale Street, as replacement stock enters the market incrementally rather than in volumes that would suppress pricing or create buyer choice fragmentation. The estate's established community infrastructure, including schools, medical facilities, shopping amenities, and recreational spaces, has reached maturity levels satisfying resident needs without requiring major new additions, creating a stable environment resistant to disruptive neighbourhood changes. This supply constraint combined with established accessibility infrastructure makes Punggol increasingly attractive to investors seeking resilient assets protected from oversupply dynamics, particularly compared to developing districts where greenfield HDB launches periodically depress secondary market valuations and create uncertain appreciation horizons.

262A Compassvale Street — From S$3,550