Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$629K – S$639K

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$629K to S$639K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$126K on this acquisition.
Located 7 min (580 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.

295C Compassvale Crescent: A Family-Friendly HDB Development in Sengkang

Nestled in the heart of Sengkang's Compassvale precinct, 295C Compassvale Crescent represents a significant opportunity for families and investors seeking a well-maintained HDB property in one of Singapore's most vibrant residential neighbourhoods. The development benefits from exceptional transport connectivity, with both MRT and LRT stations within short walking distances, making commuting to major employment centres straightforward for working parents and professionals.

The units at this address have been thoughtfully renovated to modern standards, reflecting contemporary tastes whilst preserving the spacious layouts that characterise properties from this era. The three-bedroom configuration provides ample room for growing families, with two bathrooms ensuring convenience during peak morning hours. The 1,184 square feet of floor area allows for generous living spaces and flexible room usage—whether for a dedicated home office, study corner, or guest accommodation. The thoughtful orientation of these units minimises unwanted afternoon solar exposure, contributing to cooler indoor temperatures and lower air conditioning costs throughout the year.

Unmatched Transport Accessibility

One of the standout advantages of 295C Compassvale Crescent is its proximity to Singapore's extensive rail network. Compassvale LRT Station lies just 520 metres away, offering direct connections to the Punggol LRT Line, whilst Cheng Lim LRT Station (570 metres) and Cove LRT Station (700 metres) provide alternative options. For those requiring MRT access, Sengkang MRT Station sits 800 metres distant on the East-West Line, complemented by the nearby Sengkang LRT Station at 810 metres. This multi-modal transport advantage means residents enjoy flexibility in route planning and can access employment zones across the island efficiently. The presence of both LRT and MRT infrastructure within the same precinct has historically driven capital appreciation, as properties offering such connectivity command premium valuations in the broader market.

Educational and Family Amenities

Sengkang's Compassvale area is renowned for its comprehensive educational infrastructure. Within one kilometre of the development, families will find eight primary schools—including Compassvale Primary, Punggol View Primary, and Seng Kang Primary—offering a range of curricula and specialisation programmes. Secondary education options include Compassvale Secondary and CHIJ St. Joseph's Convent, both within accessible distances. Beyond schooling, the neighbourhood hosts numerous childcare centres catering to working parents, along with supermarkets, grocers, and wet markets meeting everyday household needs. Healthcare facilities, including clinics and medical centres, are interspersed throughout the area, ensuring families have rapid access to essential services.

Investment Potential and Rental Dynamics

For investors considering this development, the Sengkang Compassvale precinct has demonstrated consistent rental demand driven by its appeal to young families and expatriate communities seeking family-friendly neighbourhoods. The proximity to transport nodes and educational institutions creates a stable tenant pool willing to commit to longer leases. The spacious three-bedroom layout is particularly sought after in the rental market, as it accommodates families unwilling to upgrade to private housing but requiring more space than two-bedroom units provide. Units in this development can command competitive rental returns relative to other HDB developments in similar districts, though individual yields will depend on lease tenure and remaining years.

Layout and Living Experience

The design philosophy underlying units at 295C Compassvale Crescent prioritises open-plan living areas that maximise functionality without sacrificing comfort. The two-bathroom configuration—increasingly standard in newly renovated HDB properties—reduces morning congestion and adds genuine convenience for families with school-age children. Natural ventilation and light penetration have been optimised through careful unit orientation, reducing reliance on artificial lighting during daylight hours and contributing to a healthier indoor environment. The spacious square footage means residents rarely feel constrained, with room for dining tables, lounge seating, work desks, and bedroom furniture without compromise.

Neighbourhood Character and Quality of Life

Compassvale has evolved into one of Sengkang's most desirable neighbourhoods, characterised by mature landscaping, well-maintained common areas, and a strong sense of community. The surrounding streets feature tree-lined paths, reducing urban heat island effects and creating pleasant walking routes to schools and markets. The area maintains a good balance between residential tranquillity and urban convenience—quiet enough for families to feel secure, yet vibrant enough that essential services and recreation facilities remain instantly accessible. Nearby parks and community centres support active lifestyles, with facilities ranging from sports courts to playground areas catering to young children.

Market Positioning and Buyer Suitability

Properties at this address attract diverse buyer profiles. First-time upgraders moving from smaller two-bedroom flats find the additional space transformative, particularly families with multiple children requiring separate bedrooms. Established families considering lateral moves within Sengkang appreciate the connectivity and school proximity, viewing such properties as long-term residences rather than stepping stones. Investors regard the development favourably, recognising the stable tenant demand underpinned by transport accessibility and family-oriented infrastructure. The price point sits at an accessible level for Central Provident Fund-assisted purchases, broadening the eligible buyer pool and supporting continued demand.

Transport-Driven Capital Appreciation

Historical property market data consistently demonstrates that HDB developments within 800 metres of MRT or LRT stations achieve superior capital appreciation compared to those requiring longer journeys. The multi-station accessibility at Compassvale positions 295C Compassvale Crescent advantageously for long-term value growth, particularly as Singapore's transport network continues to expand and mature. The East-West Line MRT connectivity provides links to major business districts including the CBD, Jurong, and Changi, enhancing employment accessibility for household members. LRT connectivity adds value for those preferring lighter-rail transit or requiring connections to emerging employment hubs in Punggol and Sengkang itself.

In summary, 295C Compassvale Crescent offers a compelling proposition for families and investors seeking HDB properties in a well-serviced, transport-rich neighbourhood. The combination of spacious renovated units, exceptional connectivity, comprehensive family amenities, and strong community character creates a property with both immediate appeal and sustained long-term value potential.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 295C Compassvale Crescent?

HDB properties in the Sengkang Compassvale precinct typically generate rental yields between 2.5% and 3.5% gross, depending on lease tenure and remaining years. A three-bedroom unit in this neighbourhood commands rental income attractive to family-oriented tenants, particularly those relocating to Singapore or seeking affordable family housing. Investors should note that yields are highest for properties with longer leases remaining (above 70 years), as tenant confidence in lease security directly impacts rental demand and the willingness to commit to longer leases. The proximity to multiple MRT and LRT stations underpins consistent tenant demand, supporting stable rental returns over economic cycles.

How does the price per square foot at 295C Compassvale Crescent compare to recent HDB transactions in Sengkang?

Pricing for three-bedroom units at 295C Compassvale Crescent aligns competitively with comparable Sengkang HDB properties of similar age, configuration, and renovation standard. Recent market data suggests Sengkang HDB flats of this specification trade in a range reflecting both lease tenure and floor condition—well-renovated units command premiums over standard units, whilst lease decay (below 70 years remaining) triggers discounts. The Compassvale precinct generally achieves pricing slightly above township averages due to superior transport connectivity and school proximity, justified by sustained demand from upgrading families and investor interest. Prospective buyers should conduct price comparisons across multiple comparable properties in the same HDB estate to benchmark value accurately.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property here?

Singapore Citizens purchasing a second residential property, including HDB flats, are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit priced at S$628,888, ABSD would therefore amount to approximately S$125,778, significantly increasing the total acquisition cost alongside standard stamp duty and legal fees. This substantial cost burden is a critical consideration for upgrading families or investors, as it effectively raises the purchase price by one-fifth. Buyers should factor ABSD into their financing plans, ensuring they have sufficient cash reserves or loan approval headroom to accommodate this expense, or explore whether they qualify for exemptions (such as selling an existing property within a specified timeframe).

What lease decay risk and resale value impact should I anticipate for units at 295C Compassvale Crescent?

HDB leases in Singapore are granted for either 99 years, 999 years, or as Freehold arrangements. Properties at 295C Compassvale Crescent will be subject to their original lease terms; buyers must verify the exact lease duration and remaining years, as this is the single most important factor determining long-term resale value and financing eligibility. When lease years fall below 70, financial institutions impose stricter loan-to-value caps and may eventually cease lending altogether, severely constraining resale options. The development is mature enough that lease years represent a meaningful consideration—units with 70+ years remaining command significantly higher valuations than those approaching 60 years. Prospective buyers, particularly investors with long holding horizons, should prioritise properties with maximum remaining lease years to preserve optionality and resale value across decades.

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

Proximity to LRT and MRT stations is one of the strongest drivers of HDB capital appreciation, and 295C Compassvale Crescent's location within 520 metres of Compassvale LRT Station positions it highly attractively. Properties within such accessible distances consistently outperform those requiring longer walks to transit by 15-25% over ten-year periods, as transport accessibility directly translates to employment flexibility, commute time reduction, and lifestyle convenience. The LRT connectivity opens travel corridors to educational and employment zones across the eastern and central regions, supporting tenant demand for rental properties and buyer interest for owner-occupiers. As Sengkang continues to mature as an employment and residential hub, the transport accessibility advantage becomes even more pronounced, with properties near stations commanding premium valuations relative to identical units in less connected neighbourhoods.

Which buyer profiles are best suited to 295C Compassvale Crescent, and why?

This development appeals strongly to upgrading families with children, who value the three-bedroom space, excellent school infrastructure, and transport access enabling both parents to work across Singapore's diverse employment zones. First-time private property buyers seeking HDB ownership find the price point and spacious layout attractive, particularly those with young families who benefit from proximity to childcare centres and primary schools. Buy-to-let investors recognise the stable tenant demand underpinned by family-oriented infrastructure and transport connectivity, viewing the property as a reliable long-term income asset. Working couples without children but seeking future flexibility appreciate the space and connectivity for eventual family expansion or home-office arrangements. Conversely, retirees seeking to downsize or investors pursuing short-term capital gains may find the rental yield insufficient or the neighbourhood profile misaligned with their priorities.

What TDSR and financing headroom exist for buyers at typical price points for units in this development?

Total Debt Service Ratio (TDSR) regulations limit borrowing to approximately 55% of gross household income, meaning a household earning S$120,000 annually can service roughly S$6,600 monthly in debt commitments. For a unit priced at S$628,888, with a 90% LTV loan (S$565,999) at 3.5% over 25 years, monthly mortgage payments approximate S$2,850, leaving substantial headroom for utilities, insurance, and other obligations before approaching TDSR limits. However, buyers must account for ABSD and stamp duty when calculating total cash outlay; the S$125,778 ABSD obligation materially impacts savings and loan eligibility. First-time buyers benefit from full CPF withdrawal rights and lower ABSD rates, significantly improving affordability compared to upgraders. Prospective purchasers should obtain pre-approval from their bank to confirm exact loan amounts and monthly commitments before committing to an offer.

How does 295C Compassvale Crescent compare to competing HDB developments in nearby Punggol or Sengkang?

The Sengkang and Punggol corridor features numerous HDB estates of similar age and configuration, including properties in Cheng Lim, Edgefield, and other neighbouring precincts. 295C Compassvale Crescent differentiates itself through superior school proximity (eight primary and three secondary schools within one kilometre) and particularly strong MRT/LRT connectivity—several competing estates require longer walks to the nearest station, reducing their appeal to time-constrained families. Pricing tends to track closely across comparable properties in the same HDB precinct, though 295C Compassvale units command modest premiums where renovation standards and lease tenure are superior. The Compassvale precinct itself has developed a reputation for mature, well-maintained neighbourhoods with stronger community infrastructure than some newer precincts, justifying the positioning. Buyers should physically visit comparable properties to assess relative condition, renovation quality, and neighbourhood character before finalising purchase decisions.

Which unit stacks or floor levels offer the best value within this development?

Lower-floor units (levels 2-5) typically command modest discounts relative to mid-floor properties, as some buyers avoid ground-proximate units due to perceived security concerns or mosquito-related issues. However, these units offer practical advantages including reduced elevator waiting times, easier moving-in logistics, and lower risk of water leaks from above. Mid-floor units (levels 6-15) generally represent optimal value, balancing light and ventilation quality with escape-related safety and reduced noise from foot traffic; these typically achieve premium pricing. Higher-floor units (levels 16+) command the strongest premiums due to superior light, lower-density traffic noise, and perceived prestige, though the pricing uplift often exceeds the tangible quality improvement. For value-conscious buyers, mid-floor units in the 1,100-1,200 sqft range offer the best balance of affordability and practical living quality; investor-buyers should prioritise units likely to appeal to family tenants, namely mid-floors with practical layouts and no ceiling height constraints.

What future supply pipeline exists in the Sengkang and Punggol district, and how might new launches affect 295C Compassvale values?

The Sengkang and Punggol region has experienced significant new HDB supply in recent Build-to-Order (BTO) exercises, with various precincts receiving new launches targeting first-time buyers and upgraders. The maturity of 295C Compassvale Crescent positions it advantageously against brand-new units, which offer modern fittings but lack the neighbourhood establishment, school enrolment certainty, and community character that established estates provide. Most recent HDB launches in the region target similar demographics—young families and upgraders—creating some competitive pressure on older estates. However, the continuous demand from upgraders, investors, and families seeking established communities ensures sustained interest in well-positioned properties like 295C Compassvale, particularly those offering superior transport connectivity and school proximity. The long-term outlook remains stable, with any new supply serving to expand the overall market rather than displace demand from well-established, well-connected properties in mature neighbourhoods.

295C Compassvale Crescent — From S$629K