Type

Units

Min Area

Price Range

Other

120 sqft

S$750/mo – S$1,100/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$750 to S$1,100.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150 on this acquisition.
Located 4 min (370 m) from SE5 Ranggung 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.

206A Compassvale Lane: A Well-Connected HDB Home in Punggol

206A Compassvale Lane stands as an established residential address in one of Singapore's most vibrant new towns. Situated in Punggol, a district that has undergone significant urban rejuvenation over the past decade, this development offers straightforward, no-frills living within reach of modern MRT infrastructure and comprehensive neighbourhood facilities. The address represents the backbone of Singapore's public housing landscape, where affordability meets accessibility in equal measure.

The development benefits from exceptional proximity to Ranggung LRT Station on the Sengkang East (SE5) line, positioned just four minutes on foot from the main entrance. This level of transit connectivity transforms daily commuting across the island, with direct rail access to major employment centres in Marina Bay, Orchard, and the CBD. The LRT link also integrates seamlessly with the broader Singapore MRT network, enabling residents to reach virtually any destination across the network within 45 minutes of travel time.

Strategic Location and Transportation Network

Punggol has evolved into a comprehensive township rather than a mere bedroom district. The Compassvale precinct, where this development sits, forms part of a carefully planned neighbourhood that incorporates retail, dining, healthcare, and recreational facilities within walking distance. Residents enjoy access to wet markets, grocery supermarkets, and speciality shops that cater to everyday needs without necessitating a journey to distant commercial centres.

The proximity to the LRT station significantly enhances the investment appeal of units at 206A Compassvale Lane. Properties that sit within a five-minute walking distance of major transit nodes consistently command rental interest from young professionals, expatriate families, and relocated workers who prioritise time-efficient commuting. This accessibility factor remains a key driver of both occupancy rates and capital appreciation across the HDB market, particularly in developments served by newer transport infrastructure like the Sengkang East line.

Market Position and Buyer Demographics

The development attracts a diverse cross-section of Singapore's property buyers. First-time home owners entering the market appreciate the entry-level pricing and established neighbourhood character that reduces the uncertainty associated with brand-new launches. Upgraders moving from smaller flats or different districts find the unit offerings suitable for growing families while maintaining affordability. Investors seeking stable rental yields recognise the consistent tenant demand fuelled by the LRT station proximity and lack of nearby competing supply.

The compact unit sizes at 206A Compassvale Lane appeal particularly to investors targeting the mid-market rental segment. Young working professionals and small families seeking rentals in well-connected neighbourhoods consistently generate enquiry for units in this size and location category. The development's age and established reputation also mean that tenant sourcing and property management proceed with relative ease compared to newer, untested launches.

Rental Income and Investment Potential

Investors purchasing units at 206A Compassvale Lane should expect rental yields in the region of 3.5% to 4.5% per annum, depending on the specific unit size and floor level. The calculation assumes monthly rental income divided by the purchase price; a unit acquired at S$550,000 and rented for S$2,000 monthly would generate approximately 4.4% gross yield before accounting for property taxes, insurance, and maintenance contributions. The LRT station proximity ensures consistent tenant interest, as younger renters and service-industry workers actively seek homes within walking distance of rapid transit.

However, investors must factor in Additional Buyer's Stamp Duty (ABSD) at 20% for any Singapore Citizen acquiring a second residential property. This represents a substantial one-time cost applied to the purchase price, effectively increasing the true cost of acquisition and extending the timeline to profitability. An investor purchasing a S$550,000 unit would incur approximately S$110,000 in ABSD liability, meaningfully affecting cash-on-cash returns in the early years of ownership. Long-term hold periods of seven to ten years are typical for investors seeking to recoup the ABSD impost through capital appreciation and cumulative rental earnings.

Financing Considerations and Buyer Headroom

The Central Provident Fund (CPF) scheme remains the primary financing vehicle for HDB purchases, allowing first-time buyers to utilise both ordinary and special account balances for down payment and mortgage servicing. With typical unit prices in the accessible range, most Singaporean buyers find themselves comfortably within CPF withdrawal limits and bank lending parameters. The Total Debt Servicing Ratio (TDSR) framework, which caps monthly debt obligations at 60% of gross income, typically presents no barrier for professional-grade earners and mid-career households acquiring units at this development.

Financing headroom remains adequate for the overwhelming majority of buyers. A household with combined monthly income of S$8,000 would support a total debt servicing capacity of S$4,800 monthly, sufficient to service a mortgage of approximately S$600,000 over a 25-year tenure at prevailing interest rates. Most units at 206A Compassvale Lane fall below this threshold, meaning that qualified buyers can typically secure a mortgage covering 80% to 90% of the purchase price with minimal difficulty. CPF withdrawal limits, rather than lending capacity, more frequently constrain the quantum available for down payment.

Lease Tenure and Long-Term Resale Viability

As an HDB development, units at 206A Compassvale Lane carry lease tenures typical of public housing stock. The vast majority of units here operate under 99-year leases, with newer blocks potentially carrying extended tenures depending on the original construction date. Lease decay does present a genuine consideration for buyers planning to hold properties for extended periods or sell to the next generation; properties with less than 60 years remaining on the lease increasingly face valuation pressures and tightened lending availability from financial institutions.

However, the government's Lease Buyback Scheme and the Home Improvement Programme continue to provide mechanisms for leaseholders to extend tenure or refresh properties approaching the final decades of their leases. Buyers acquiring units in this development should plan for a potential lease extension exercise sometime in the future, factoring the cost into their long-term financial planning. For investors and primary occupiers planning to hold for 15 to 25 years, lease tenure poses minimal practical concern given the timeframe available before decay becomes acute.

Competition and Relative Value

The broader Punggol and Sengkang districts have seen a steady supply of HDB resale flats flow to market over the past several years, creating a relatively competitive landscape. Buyers considering 206A Compassvale Lane benefit from being able to compare unit specifications, floor levels, and pricing against comparable properties in the vicinity. Recent transaction data suggests that properties within a five-minute walk of major LRT stations command a measurable premium of 5% to 10% relative to similar units located two to three stops away on the same line.

The Ranggung LRT Station advantage translates to stronger relative value for units at this specific address compared to developments deeper within Punggol ward. Competing supply in nearby blocks may offer similar unit sizes and neighbourhood amenities, yet the transit proximity differential consistently influences both rental rates and purchase prices among informed buyers. This positioning underscores why location-centric metrics should feature prominently in any comparative analysis.

Neighbourhood Evolution and Future Growth

Punggol continues to mature as a standalone township rather than functioning merely as a satellite district. The completion of the North-South Corridor and ongoing enhancements to the Sengkang East Line infrastructure signal sustained government investment in the precinct's long-term development. Plans for commercial expansion, educational facilities, and recreational spaces indicate that the district will continue attracting new residents and maintain steady demand for rental and owner-occupied units.

First-time buyers and upgraders considering 206A Compassvale Lane can reasonably expect the neighbourhood character to remain stable or improve modestly over a 10 to 20-year holding period. The HDB Board's commitment to maintaining and refreshing mature estates through the Selective En bloc Redevelopment Scheme (SERS) and targeted upgrades suggests that properties in well-established precincts like Compassvale will retain functional utility and neighbourhood appeal for decades to come. This foundational stability supports both primary residence and investment purchase decisions across the development.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at 206A Compassvale Lane?

Gross rental yields for units at this development typically range between 3.5% and 4.5% per annum, calculated on the basis of monthly rental income relative to the purchase price. A unit acquired at S$550,000 and successfully let for S$2,000 monthly would generate approximately 4.4% gross yield before deducting property taxes, insurance, and town council contributions. The LRT station proximity ensures consistent tenant demand from young professionals and service-industry workers seeking convenient commute access, supporting reliable monthly rental collection and low vacancy rates. Investors should note that this gross yield figure does not account for the 20% Additional Buyer's Stamp Duty (ABSD) payable upon acquisition, which effectively reduces true net yield in the early years of holding and extends the breakeven timeline substantially.

How does pricing at 206A Compassvale Lane compare on a per-square-foot basis relative to recent nearby transactions?

Properties within a five-minute walk of Ranggung LRT Station (SE5 line) typically command a location premium of 5% to 10% relative to HDB units in the broader Punggol and Sengkang ward positioned further from major transit nodes. Recent resale transactions across comparable units suggest an effective price per square foot ranging from approximately S$8,500 to S$10,500, depending on floor level, block orientation, and specific unit configuration. The LRT proximity differential is particularly evident when comparing 206A Compassvale Lane properties against similarly-sized units located two to three stops away on the same line, where both rental rates and capital prices show measurable compression. Buyers evaluating relative value should cross-reference asking prices against the HDB Resale Price Index and recent transaction history published by the Urban Redevelopment Authority (URA) to verify positioning within the current market cycle.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen acquiring a second residential property at this development?

A Singapore Citizen purchasing a second residential property at 206A Compassvale Lane incurs ABSD at a rate of 20% on the purchase price. For a unit acquired at S$550,000, this translates to an ABSD liability of S$110,000 payable at the point of sale completion—a material one-time cost that effectively increases the true acquisition cost by over S$110,000. This ABSD amount cannot be financed through the typical mortgage, and in most cases cannot be withdrawn from CPF holdings, requiring genuine cash outlay or creative financing solutions from the buyer. The ABSD impost significantly extends the timeline for investors to recoup their acquisition costs through capital appreciation and rental income; a typical breakeven analysis suggests seven to ten-year holding periods become necessary to justify the ABSD cost against alternative investments. First-time buyers are exempt from ABSD, making this development potentially more attractive to those entering the property market for the first time rather than to existing property owners seeking to add a second residential holding.

What lease decay risk should buyers anticipate, and how might it affect resale value over a 15 to 20-year holding period?

The majority of units at 206A Compassvale Lane are structured on 99-year lease tenures typical of HDB developments constructed in the 1990s and 2000s, meaning that each passing year reduces the remaining lease duration by exactly one year. Lease decay becomes an acute valuation concern once remaining tenure drops below 60 years, at which point both financial institutions and prospective buyers typically apply material valuation haircuts and restrict lending availability. A property with 40 years remaining on the lease might trade at 15% to 25% discount relative to an identical property with 70+ years remaining, reflecting both lending risk and perceived investment safety concerns. For buyers planning 15 to 20-year holding periods, the lease position should remain adequate without triggering acute decay pressure; however, investors planning multi-decade holds or eventual intergenerational transfers should factor in potential lease extension costs through the government's Lease Buyback Scheme or negotiated extensions. The HDB also operates the Home Improvement Programme and targeted upgrades for mature estates, signalling continued policy support for lease management in established precincts.

How does the proximity to Ranggung LRT Station (SE5) influence demand patterns and capital appreciation potential?

Properties located within a five-minute walk of major MRT or LRT stations consistently demonstrate stronger capital appreciation and rental demand compared to properties requiring longer commute intervals, and 206A Compassvale Lane's four-minute walk to Ranggung LRT Station positions it in the highest-demand tier within the local area. Young professionals, service-industry workers, and expatriate families actively seek rental accommodation within walking distance of rapid transit to minimise commute friction and maximise personal time. This tenant demand supports higher achievable rental rates and lower vacancy periods, translating to improved gross yields and more resilient investment performance across market cycles. From a capital appreciation standpoint, the LRT advantage typically commands a 5% to 10% pricing premium relative to comparable units situated further from transit, and this premium has proven remarkably durable across multiple property cycles. The completion of newer LRT and MRT infrastructure also attracts new residents to the Punggol precinct, suggesting sustained or improving demand dynamics for well-positioned developments in coming years.

Which buyer profiles—first-timers, upgraders, high-net-worth individuals, or investors—find 206A Compassvale Lane most suitable?

First-time home buyers represent an exceptionally well-suited demographic for 206A Compassvale Lane, as the entry-level pricing combined with LRT proximity and established neighbourhood character substantially reduces the risk and uncertainty associated with maiden property purchases. Upgraders transitioning from smaller flats or different districts find the unit offerings appropriate for growing families, and the Compassvale precinct provides adequate healthcare, education, and retail amenities without requiring relocation to distant commercial zones. Rental investors view this development as a yield-focused acquisition rather than a capital appreciation play, with the LRT station proximity ensuring consistent tenant sourcing and reliable monthly collection. High-net-worth individuals seeking single-asset diversification or portfolio composition would likely find better value in private condominiums or larger detached homes, given the relatively modest absolute returns available from HDB investments at this price tier. The development's rental appeal, established reputation, and transit convenience make it particularly attractive to investors willing to hold for extended periods (7–10 years) to recoup ABSD costs and benefit from capital appreciation, rather than investors seeking rapid turnover or spectacular yield.

What are the TDSR headroom and financing availability considerations for typical buyer income profiles acquiring units at this development?

The Total Debt Servicing Ratio (TDSR) framework caps monthly debt obligations at 60% of gross income, and most buyer profiles contemplating acquisition at 206A Compassvale Lane sit comfortably within this constraint. A household earning S$8,000 monthly gross income can service approximately S$4,800 in total monthly debt obligations, supporting a mortgage quantum of roughly S$600,000 to S$620,000 at prevailing interest rates over a standard 25-year tenure. Since most units at this development price in the S$450,000 to S$650,000 range, qualified buyers financing 80% to 90% of the purchase typically secure mortgage approval with minimal difficulty, and TDSR constraints present no practical barrier. CPF withdrawal limits and available cash for down payment more frequently constrain acquisition than lending headroom; first-time buyers can leverage both ordinary and special account balances, whilst subsequent purchasers face broader CPF utilisation restrictions. Professional-grade earners and dual-income households find financing straightforward, whilst single-income earners or those with existing debt obligations should verify available CPF balances and residual income headroom before proceeding with offers.

How does 206A Compassvale Lane compare in value and appeal to nearby competing HDB developments?

The broader Punggol and Sengkang wards contain numerous HDB developments offering comparable unit sizes and neighbourhood amenities, yet properties at 206A Compassvale Lane benefit from a measurable location advantage owing to the proximate Ranggung LRT Station. Competing developments situated two to three stops away on the same LRT line typically trade at 5% to 10% discounts relative to 206A Compassvale Lane properties of equivalent size and floor level, reflecting the material commute-time differential and lower perceived convenience for tenant and owner demographics. Newer developments completed after 2015 may offer improved internal specifications and finishes, though older properties like 206A Compassvale Lane typically command lower purchase prices and attract investors prioritising rental yield over aesthetic appeal. The relatively established character of the Compassvale precinct and the absence of large-scale redevelopment schemes signal stability and continuity, which some buyers value more highly than the speculative upside associated with brand-new launches. Cross-referencing asking prices against recent transaction data across nearby blocks using URA and HDB public transaction records provides concrete benchmarks for evaluating relative value.

Which unit stack or floor levels at 206A Compassvale Lane offer the strongest relative value proposition?

Mid-to-high floor levels (approximately floors 10 to 20) at 206A Compassvale Lane typically offer superior relative value compared to lower floors (1–5) or the very highest levels, as they balance privacy and light quality against the reduced lifting difficulty and lower acquisition cost associated with lower floors. Lower-floor units frequently trade at modest discounts (2% to 5%) relative to mid-floor comparables, reflecting reduced amenity perception and occasional noise or privacy concerns associated with proximity to common areas. The highest floors often command 3% to 8% premiums reflecting superior views and light, but this premium frequently exceeds the marginal buyer utility gain, making mid-to-high floors the sweet spot for value-conscious purchasers. Corner units and those with superior orientation towards parks or greenspace typically command 2% to 4% premiums, though these are often occupied and less available to incoming buyers. Investors should prioritise mid-floor units in centrally-located blocks within 206A Compassvale Lane, where tenant demand remains highest and achievable rental rates align most closely with unit pricing.

What does the future supply pipeline and district development outlook suggest for long-term capital appreciation at 206A Compassvale Lane?

Punggol continues to receive sustained government investment in infrastructure, commercial facilities, and community amenities, signalling that the district will mature as a comprehensive township rather than remaining a residential satellite. The completion of the North-South Corridor and planned enhancements to the Sengkang East Line suggest continued emphasis on transport connectivity, which typically supports demand for properties positioned near transit nodes. The HDB's Selective En bloc Redevelopment Scheme (SERS) and targeted upgrades for mature estates demonstrate continued policy commitment to rejuvenating and maintaining neighbourhood quality, reducing the risk of neighbourhood decline or obsolescence. Future supply within the immediate Compassvale precinct appears limited, as major land parcels have already been developed; new housing supply within Punggol ward more likely concentrates in peripheral areas rather than competing directly with 206A Compassvale Lane. Buyers acquiring units here can reasonably expect neighbourhood character to remain stable or modestly improve over a 15 to 20-year holding period, supporting both residential utility and investment value resilience. Capital appreciation should be viewed as moderate and steady rather than spectacular, with annual price growth likely tracking between 2% and 4% in normal market conditions as the property ages but benefits from district-wide amenity and infrastructure improvements.

Hdb Flat At 206A Compassvale Lane — From S$750