Type

Units

Min Area

Price Range

3 BR

1098 sqft

S$3,999/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,999.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$800 on this acquisition.
Located 7 min (610 m) from NE16 Sengkang MRT 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.

225A Compassvale Walk: A Mature HDB Estate in Sengkang

225A Compassvale Walk stands as part of Sengkang's established residential landscape, offering resale HDB flats within easy reach of the heartlands' essential infrastructure and amenities. The development sits within one of Singapore's more mature new towns, where planning has allowed for a balanced mix of residential blocks, retail spaces, and green zones that cater to families of various sizes and life stages.

The address places residents in a neighbourhood that has matured considerably over the past two decades. Sengkang, as a whole, has evolved from a largely greenfield area into a thriving suburban destination characterised by well-maintained precincts, reliable public services, and a strong community spirit. Units at 225A Compassvale Walk benefit from this development trajectory, offering purchasers access to a neighbourhood where schools, medical facilities, and recreational grounds have already been established and tested by years of use.

Strategic Location and Transport Connectivity

The proximity to Sengkang MRT Station (NE16) is one of the most compelling factors for buyers considering 225A Compassvale Walk. Situated approximately 610 metres away—roughly a 7-minute walk—the station provides direct access to the North-East Line, connecting seamlessly to Dhoby Ghaut, Orchard, and other key employment and leisure hubs across the central business district and beyond. This transport advantage significantly enhances the appeal of units at this location for both commuters and investors seeking to let their properties to working professionals.

The NE16 station serves as a critical node in Singapore's expanding rail network. For upgraders moving from more central locations, the journey times to offices in the CBD are competitive when measured against ownership costs. First-time buyers and young professionals often find that the trade-off between space and commute time favours Sengkang heavily. Similarly, the station's accessibility makes the area attractive to international tenants, corporate housing seekers, and expatriate families who prioritise convenience and connectivity.

Neighbourhood Amenities and Community Character

The Compassvale precinct has developed a reliable ecosystem of amenities that support day-to-day living. Residents enjoy proximity to several hawker centres serving traditional and modern cuisine, wet markets for fresh produce, and supermarkets for grocery shopping. The neighbourhood also hosts dedicated community centres, sports facilities, and parks that encourage outdoor recreation and social engagement. These established facilities mean that new residents can integrate quickly into the community rather than waiting for services to be built.

The mature nature of Sengkang also implies stable property values and predictable urban patterns. Unlike newer estates that are still establishing their character, this area has demonstrated its appeal over many years, with consistent demand from multiple buyer segments. Families with children benefit from nearby primary and secondary schools, whilst retirees value the accessibility to community care and health services.

Unit Configurations and Living Spaces

Resale units at 225A Compassvale Walk typically present a range of bedroom configurations, appealing to diverse household compositions. Three-bedroom layouts remain popular among upgraders seeking additional space without moving too far from established neighbourhoods. Two-bedroom units attract couples, smaller families, and investors targeting the young professional rental segment. The typical built-up areas of units in this estate generally provide sufficient room for comfortable family living, with well-proportioned kitchens and living zones that reflect contemporary HDB design principles.

The resale market at this address allows buyers to view completed units before purchase, eliminating the uncertainty of off-plan projects. Buyers can assess condition, natural light, unit orientation, and stack placement relative to common areas and neighbouring blocks. This transparency is particularly valuable for investors evaluating long-term rental potential and capital appreciation prospects.

Investment and Rental Yield Considerations

The Sengkang resale market has consistently attracted investor-landlords seeking rental yield. The demographic composition of the area—young families, working professionals, and newly married couples—creates steady tenant demand for appropriately priced units. Rental yields across comparable HDB addresses in Sengkang typically range between 3 and 4 percent annually, though actual returns depend on unit size, condition, and lease depreciation. Properties in this estate have demonstrated relative resilience in value retention, particularly compared to older estates closer to the city fringe.

For investors, the key consideration is lease decay. Most resale HDB flats available at this address will have consumed a portion of their original lease term. Units with longer remaining tenure (above 80 years) command stronger rental demand and retain value more effectively, whilst those approaching the 60-year mark may face tighter financing constraints for tenants and reduced future buyer pools. Investors should factor in the potential for capital values to decline as the lease depreciates, particularly towards the final decades of the lease term.

Financing and Buyer Profile Suitability

First-time buyers often find HDB resale flats in mature estates like Sengkang to be a natural entry point into homeownership. With prices typically lower than comparable private condominiums, and with the benefit of HDB financing schemes, first-timers can build equity whilst maintaining financial flexibility. Upgraders moving from smaller or older units find that additional space and modern amenities justify the price premium over their previous properties.

Young professionals and downsizers also gravitate toward this address. The balance of space, affordability, and connectivity makes it suitable for those seeking independence from parental housing or those transitioning to smaller footprints after children have left home. Foreign workers on long-term assignments often rent units at this location, attracted by the neighbourhood's international accessibility and the reliability of public transport.

Market Dynamics and Sengkang's Growth Trajectory

Sengkang's development trajectory continues to attract government and private investment. The district has seen improvements to cycling infrastructure, park facilities, and commercial nodes aimed at enhancing livability. These enhancements typically support capital appreciation across the estate. The proximity to Sengkang's town centre and the presence of anchor tenants such as shopping malls and entertainment venues creates a self-reinforcing cycle of demand and value appreciation.

The North-East Line extension and other regional infrastructure projects have already locked in improved connectivity for Sengkang. Unlike estates awaiting major new transport links, Sengkang residents already benefit from certainty regarding commute times and accessibility. This established infrastructure foundation provides a stable platform for property values to appreciate at a pace aligned with broader Singapore real estate growth.

Resale Market Dynamics

The resale market at 225A Compassvale Walk reflects broader HDB resale dynamics in Sengkang. Units command prices reflective of their condition, lease remaining term, unit configuration, and floor level placement. Buyers should expect to negotiate within a realistic market range, with most transactions settling at prices that align with recent comparable sales within the same estate and neighbourhood. The presence of multiple units within a single address provides buyers with direct comparables and allows for informed decision-making.

Transaction velocity in this area has historically been steady, suggesting that buyers and sellers can engage in rational price discovery without excessive urgency. This contrasts with some newer or tightly held developments where scarcity can inflate prices beyond fundamental value. The established nature of 225A Compassvale Walk means that both buyers and agents hold realistic expectations regarding fair market value.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 225A Compassvale Walk as an investment?

HDB resale flats in the Sengkang area typically generate rental yields between 3 and 4 percent annually, though actual returns vary based on unit size, condition, remaining lease tenure, and tenant profile. A three-bedroom unit in good condition could attract young families or young professional households at competitive market rents, supported by the estate's proximity to Sengkang MRT Station and established neighbourhood amenities. Investors should model their returns conservatively by factoring in property tax, maintenance contributions, and potential vacancy periods; units with longer remaining lease terms (above 80 years) generally command higher rental demand and achieve yields at the higher end of the range. Properties with accelerating lease decay (below 70 years) may face softer rental demand and lower tenant quality, which can compress yields below 3 percent.

How does the price per square foot at 225A Compassvale Walk compare to recent resale transactions in Sengkang?

Resale HDB units in Sengkang typically trade within a range of S$550 to S$700 per square foot, depending on unit configuration, lease remaining, condition, and stack placement within the block. A three-bedroom unit at 225A Compassvale Walk, if aligned with district benchmarks, would fall within this band relative to its built-up area and lease remaining term. Buyers should cross-reference recent transaction records (via HDB or PropertyGuru historical data) for identical block addresses and unit types within the past three to six months to establish whether current listings represent fair value or if they command a premium due to exceptional condition, layout, or floor placement. Units on higher floors and with better views typically trade at a 2 to 5 percent premium over lower-floor comparables in the same stack.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a Singapore Citizen buying a second residential property at 225A Compassvale Walk?

A Singapore Citizen purchasing a second residential property, including an HDB resale flat at 225A Compassvale Walk, incurs Additional Buyer's Stamp Duty (ABSD) at a rate of 20 percent on the purchase price. This means that on a unit transacting at S$400,000, ABSD would add S$80,000 to the total acquisition cost, significantly impacting the overall investment outlay and expected return on capital. ABSD is calculated on the purchase price before buyer's stamp duty (BSD), so the total stamp duty liability becomes substantial for investors; careful financial modelling is essential to ensure that projected rental yields justify the heightened entry cost. The ABSD is a permanent tax on second residential property ownership and does not diminish over time, making it a critical consideration in investment appraisals.

How does lease decay affect the resale value and long-term viability of units at 225A Compassvale Walk?

All HDB flats are leasehold assets with fixed 99-year lease terms (or, in rare cases, longer tenures granted decades ago). Units at 225A Compassvale Walk will have consumed a portion of their original lease since initial allocation; current resale units may carry leases of 65 to 85 years remaining, depending on their original allocation date. As the remaining lease shortens—particularly below 70 years—resale value declines, tenant financing options narrow (HDB loan eligibility criteria become stricter), and rental demand weakens as prospective tenants grow concerned about future refinancing constraints. The impact accelerates significantly once the lease falls below 60 years; many financial institutions restrict lending on properties with leases shorter than 65 years, effectively pricing out larger segments of potential buyers and tenants. Investors and owner-occupiers should factor in this depreciation trajectory when evaluating purchase price relative to remaining lease; a 70-year lease property will be worth materially less than an 85-year lease property in the same block, all else being equal.

How does the 7-minute walk to Sengkang MRT Station (NE16) affect demand and capital appreciation for units at this address?

The proximity to Sengkang MRT Station (NE16) is a material positive for demand and capital appreciation, particularly for working professionals, young families, and investor-landlords seeking rental tenants with stable incomes. The North-East Line offers direct connectivity to central Singapore employment hubs (Orchard, Dhoby Ghaut, City Hall), making commute times competitive despite the suburban location; this accessibility supports consistent tenant demand and justifies rental premiums compared to more isolated estates without nearby rail. Capital appreciation in transport-proximate precincts like Sengkang historically outpaces isolated estates, as transport links unlock economic value by reducing travel friction and expanding the geographic reach of potential buyers and tenants. Units within walkable distance to MRT stations (typically under 800 metres) command price premiums of 5 to 10 percent over comparable units in the same estate located 15+ minutes' walk away, a differential that often persists even as the lease ages.

Which buyer profiles are best suited to purchasing at 225A Compassvale Walk, and why?

Upgraders moving from smaller two-bedroom units or older HDB estates are a primary target market; they seek additional space and modern amenities whilst remaining in a cost-effective, transport-connected neighbourhood that preserves wealth and maintains livability. Young professional couples and small families find the balance of affordability, space, and transport connectivity compelling, particularly if they lack down-payment capital for private residential purchases. Investor-landlords targeting the rental market are well-served by the estate's established tenant demographic (working professionals, young families, expatriates) and the steady rental demand supported by MRT proximity and neighbourhood amenities. First-time buyers with solid financial profiles may find entry-level two-bedroom units at this address provide a stepping stone into homeownership, though competition from upgraders and investors often keeps prices above absolute budget minimums. Downsizers and retirees moving from larger suburban villas or ECs (Executive Condominiums) may view units here as a right-sizing option that maintains independence and reduces maintenance burdens.

What are the TDSR and financing headroom implications for typical price points at 225A Compassvale Walk?

The Total Debt Servicing Ratio (TDSR) is capped at 60 percent for HDB financing; a buyer with a monthly household income of S$5,000 can service approximately S$3,000 in total monthly debt repayments (including the new HDB mortgage, car loans, credit card commitments, and other liabilities). For a unit at 225A Compassvale Walk transacting at S$400,000 with a 25-year HDB loan at approximately 2.6 percent interest, the monthly mortgage payment would be around S$1,700, leaving headroom for other obligations and living expenses. Buyers should stress-test their capacity against the HDB's maximum loan tenure (typically 25 to 30 years depending on applicant age) and factor in rate increases; HDB rates are typically pegged to market conditions and have fluctuated between 2.2 and 3.0 percent in recent years, so a 3.5 percent rate scenario should be modelled to ensure financial resilience. First-time buyers benefit from HDB's concessional loan terms and reduced down-payment requirements, whilst investors and second-property buyers may face stricter cash-holding requirements and reduced LTV (Loan-to-Value) ratios from private banks, effectively increasing their out-of-pocket down payment.

How do prices at 225A Compassvale Walk compare to nearby competing HDB developments in Sengkang?

Sengkang hosts several mature HDB blocks and precincts in close proximity (Compassvale Gardens, Sengkang Riverside, Buangkok Green), all within similar transport distances to Sengkang MRT and serving comparable demographic cohorts. Units at 225A Compassvale Walk typically trade within 2 to 5 percent of comparables in nearby blocks, depending on relative condition, floor placement, and specific amenity access (e.g., proximity to schools or markets). Some competing blocks may offer marginally lower prices due to older construction standards or less desirable stack positions, whilst others command premiums if they benefit from recent upgrading initiatives (HDB's Selective En bloc Redevelopment Scheme or refurbishment programmes). Buyers should evaluate transaction histories across all nearby blocks to identify whether 225A Compassvale Walk represents fair value or is pricing above the local market; wide price divergences often signal differences in lease remaining, condition, or buyer psychology rather than fundamental quality variations.

Which unit stacks or floor levels at 225A Compassvale Walk offer the best value proposition?

Mid-level units (floors 4 to 10) typically offer the best value balance between price and lifestyle utility; they provide superior natural light and ventilation compared to lower floors whilst commanding lower prices than penthouses and upper-storey units that suffer from heat gain and higher utility bills. Stack positions adjacent to lifts and communal stairwells are often priced slightly lower than units at the opposite end of the corridor, despite equivalent layouts and lease terms; buyers willing to tolerate minor noise from lift machinery can capture a 1 to 2 percent savings without sacrificing quality. Units facing away from major roads or the estate's busier precincts typically command 2 to 3 percent premiums over road-facing units due to reduced noise and dust exposure. Higher-floor units (above floor 12) attract premiums of 5 to 8 percent for superior views and reduced street-level noise, but these premiums may not justify the additional cost for buy-to-let investors focused on rental yield rather than owner-occupier lifestyle preferences.

What is the future supply pipeline for HDB resale units in Sengkang, and how might this affect values?

Sengkang's development phase is largely mature, with most greenfield sites already converted to residential, commercial, and recreational use; therefore, the primary supply of new units comes from en bloc redevelopment initiatives (such as the HDB's Selective En bloc Redevelopment Scheme targeting older precincts) rather than greenfield expansion. This relative scarcity of new HDB supply in Sengkang supports price stability and long-term appreciation, as demand from upgraders and first-time buyers continuously exceeds the trickle of new units entering the market. Potential en bloc redevelopment of older estates within the Sengkang perimeter could introduce competition and price pressure if residents are relocated temporarily; however, such schemes are selective and move slowly, unlikely to materially flood the market in the next five to ten years. The stability of supply conditions—neither acute shortage nor oversupply—suggests that 225A Compassvale Walk will track broader HDB resale price trajectories driven by economic growth, interest rates, and relative demand from different buyer cohorts rather than supply shocks.

Hdb Flat At 225A Compassvale Walk — From S$3,999