Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$750K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$750K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.
Located 8 min (650 m) from SE3 Bakau 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.

230 Compassvale Walk: A Mature HDB Development in Sengkang's Heart

230 Compassvale Walk stands as a well-established residential enclave in Sengkang, one of Singapore's most vibrant housing estates. This HDB development offers contemporary living solutions with straightforward floor plans that cater to families seeking practical, no-fuss accommodation. Located within the Sengkang precinct, the project benefits from years of neighbourhood maturity, comprehensive infrastructure, and a diverse resident base that has fostered a stable community atmosphere.

The development provides three-bedroom units spanning approximately 1,302 square feet, a configuration that resonates strongly with upgraders transitioning from smaller flats and families requiring dedicated spaces for children and home offices. The floor area represents a genuine mid-range offering in the HDB market, delivering adequate living, dining, and sleeping zones without excessive maintenance burden. Current pricing begins from S$750,000, positioning the development competitively within Sengkang's mature HDB landscape.

Connectivity and Location Advantages

Bakau LRT Station lies just eight minutes' walk away at approximately 650 metres from the development, providing rapid access to the broader eastern corridor. The Bakau station, situated on the Sengkang LRT line, connects residents to employment hubs, shopping districts, and transport interchanges across the eastern and central regions. This proximity ensures that daily commutes remain manageable whether travelling for work or leisure activities, reducing reliance on private vehicles whilst maintaining the flexibility of car ownership where preferred.

The surrounding neighbourhood has evolved into a complete living environment with supermarkets, medical clinics, educational institutions, and recreational facilities within immediate reach. Sengkang Central, the estate's commercial heart, provides dining and retail options that serve the resident population and visiting workforce. The established nature of the area means that services and amenities have been refined over decades to meet resident expectations effectively.

Investment Perspective and Market Positioning

For investors considering HDB acquisitions, 230 Compassvale Walk presents a rental proposition anchored by steady demand from professionals and families unable to access private residential markets. Three-bedroom HDB units in Sengkang typically achieve rental yields ranging between 3.5% and 4.5% net, depending on specific unit condition, floor level, and facing direction. The proximity to Bakau LRT enhances tenant appeal significantly, as commuting professionals prioritise connectivity above most other neighbourhood characteristics. Rental rates for comparable units in this development cluster typically range from S$3,200 to S$3,800 monthly, translating to gross returns that justify long-term holding strategies aligned with HDB lease decay dynamics.

Buyers acquiring a second residential property at this price point must account for Additional Buyer's Stamp Duty at 20%, a material cost component that restructures overall investment returns. At the S$750,000 entry point, ABSD liability reaches S$150,000, elevating effective purchase cost to approximately S$900,000 inclusive of all statutory duties. This consideration fundamentally shapes investor decision-making and necessitates careful financial modelling around rental income sufficiency and capital appreciation expectations.

Pricing and Comparative Market Context

Three-bedroom HDB units in Sengkang have transacted in recent months at price-per-square-foot ranges between S$575 and S$625, reflecting the estate's maturity and tenant demand stability. The pricing at 230 Compassvale Walk aligns closely with these benchmarks, suggesting neither premium nor discount positioning relative to immediate competition. Floor level, unit orientation, and proximity to amenities within the development create unit-level price variation typically spanning 5% to 8%, ensuring buyers can target sweet-spot configurations balancing cost and practical utility.

Competing developments across Sengkang, including projects in Compassvale and Fernvale, maintain comparable price trajectories, confirming that market fundamentals rather than individual project differentiation drive values in this matured housing segment. Buyers comparing 230 Compassvale Walk to nearby alternatives should prioritise transport connectivity, which Bakau LRT proximity decisively favours, and unit layout practicality, which three-bedroom configurations excel at providing for multi-generational households.

Buyer Suitability and Financial Accessibility

First-time buyers with household income between S$5,000 and S$7,500 monthly will discover that Total Debt Service Ratio financing headroom remains comfortable at the S$750,000 price point, permitting Access Housing Loans with maximum loan tenures up to 30 years and loan-to-value ratios of 90%. Financial institutions typically grant approval decisively for this profile given the HDB collateral security and proven tenant demand underpinning residual value stability.

Upgraders transitioning from two-bedroom to three-bedroom configurations find the additional space justifies financial commitment whilst maintaining manageable monthly mortgage service. Owner-occupiers benefit from the Sengkang location's comprehensive service ecosystem, reducing lifestyle friction compared to newer estates requiring years for amenity completion. Investors focused on yield sustainability rather than explosive capital appreciation recognise the development's rental stability and demographic demand alignment as compelling long-term attributes.

Lease Duration and Resale Implications

HDB flats at 230 Compassvale Walk carry 99-year leases from initial grant, meaning current purchase decisions require careful consideration of remaining lease duration and impact upon future resale marketability. Units transacting today possess approximately 90 years of remaining tenure, a duration that sustains attractiveness for 25 to 30-year holding periods before lease decay accelerates downward value pressure. Buyers planning to occupy for 20 years or less encounter minimal lease-related headwinds, whereas investors targeting multi-decade hold strategies must monitor regulatory adjustments to lease insufficiency thresholds and government enhancement schemes affecting HDB valuations.

Resale value trajectories for three-bedroom HDB units in Sengkang have historically tracked property-price index growth averaging 2% to 3% annually, reflecting steady demand from upgraders and stable household formation patterns. Lease decay, whilst inevitable, emerges as material consideration only beyond the 80-year remaining tenure threshold, providing extended safety margin for medium-term investors and owner-occupiers.

District Supply and Market Outlook

Sengkang's positioning as an established satellite centre ensures sustained demand for quality HDB accommodation serving the resident workforce and families prioritising eastern corridor proximity. Buyers evaluating long-term hold potential can reasonably project baseline capital preservation with modest upside appreciation, particularly if mortgage service remains comfortably within income parameters and rental deployment offsets financing costs.

Frequently Asked Questions

What rental yield should I expect from a three-bedroom unit at 230 Compassvale Walk?

Three-bedroom HDB units at 230 Compassvale Walk typically achieve rental yields between 3.5% and 4.5% net, with monthly rental rates ranging from S$3,200 to S$3,800 depending on floor level, unit orientation, and condition. These yields reflect stable tenant demand driven by the Bakau LRT proximity, which appeals strongly to working professionals prioritising commuting convenience. Over a 25-year investment horizon, yield stability combined with modest capital appreciation has historically provided total returns competitive with broader Singapore property indices.

How does pricing at 230 Compassvale Walk compare to recent psf transactions in Sengkang?

Recent transactions for three-bedroom HDB units in Sengkang have clustered between S$575 and S$625 per square foot, reflecting the estate's maturity and established tenant demand characteristics. 230 Compassvale Walk pricing aligns precisely within this range, indicating no premium or discount relative to comparable developments across Compassvale and Fernvale precinct alternatives. Unit-level price variation typically spans 5% to 8% based on floor height, facing direction, and proximity to amenities, permitting buyers to target optimal configurations at competitive price points.

What ABSD implications should second-property buyers understand when purchasing at 230 Compassvale Walk?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% of the property value, applied on top of standard Buyer's Stamp Duty. At the S$750,000 entry price point, this creates an ABSD liability of S$150,000, elevating total purchase cost including all statutory duties to approximately S$900,000. This material cost component fundamentally reshapes investment return calculations, necessitating careful financial modelling to confirm that projected rental income sufficiently offsets the additional acquisition burden and financing costs. Buyers must factor ABSD into their total cost of acquisition when evaluating long-term yield sustainability.

What lease decay risks should I consider for 230 Compassvale Walk, and how does remaining tenure affect resale value?

Units at 230 Compassvale Walk carry approximately 90 years of remaining lease tenure, providing a substantial safety margin for owner-occupiers and investors planning 20 to 25-year holding periods. Lease decay becomes a material value headwind only when remaining tenure dips below 80 years, meaning current buyers encounter minimal lease-related depreciation pressure for decades. However, buyers planning extended hold strategies beyond 30 years should monitor government policies on lease insufficiency thresholds and potential enhancement schemes that may affect long-term residual values. Resale marketability remains robust throughout the 80+ year tenure window, supporting your exit strategy flexibility.

How does proximity to Bakau LRT Station influence demand and capital appreciation at this development?

Bakau LRT's location just eight minutes' walk away significantly enhances tenant appeal and owner-occupier desirability, as commuting professionals consistently prioritise transport connectivity above most other neighbourhood characteristics. This proximity creates sustained rental demand that supports yield stability and reduces vacancy risk for investors, historically translating to more predictable capital preservation. Developments within walking distance of LRT stations typically command modest price premiums, suggesting 230 Compassvale Walk benefits from improved market positioning compared to bus-dependent alternatives. The established LRT network across the eastern corridor further strengthens the development's strategic positioning for multi-decade ownership strategies.

Which buyer profiles—upgraders, first-timers, investors, or HNW individuals—find 230 Compassvale Walk most suitable?

Upgraders transitioning from two-bedroom to three-bedroom configurations discover genuine space expansion justifying financial commitment whilst maintaining manageable mortgage service, making this development particularly attractive for growing families. First-time buyers with household income between S$5,000 and S$7,500 monthly will achieve comfortable Total Debt Service Ratio headroom, permitting straightforward bank financing and 90% loan-to-value access. Investors seeking yield stability rather than speculative capital appreciation recognise the rental demand fundamentals and demographic alignment as compelling long-term attributes, particularly when deployed as part of diversified property portfolios. Owner-occupiers benefit decisively from the estate's comprehensive service ecosystem and transport connectivity, reducing lifestyle friction compared to newer estates requiring years for amenity completion.

What TDSR and financing headroom should I expect at this price point, and how does that affect mortgage accessibility?

At the S$750,000 price point with a typical 80% loan-to-value financing structure, monthly mortgage service approximates S$3,200 to S$3,500 depending on interest rates and loan tenure selection. Buyers with household income of S$5,500 monthly achieve comfortable Total Debt Service Ratio positioning at the standard 60% threshold, permitting approved financing with maximum tenures to 30 years and favourable interest rate terms. Financial institutions typically grant approval decisively for HDB collateral given the proven tenant demand and residual value stability supporting loan security. Even at the 90% loan-to-value threshold, household income of S$6,500 monthly permits accessible financing, ensuring broad buyer accessibility across the Singapore Citizen population.

How does 230 Compassvale Walk compare to competing nearby HDB developments in Sengkang?

Competing developments across Sengkang including projects in Compassvale and Fernvale maintain comparable price trajectories and rental fundamentals, confirming that market fundamentals rather than individual project differentiation drive values in this matured housing segment. 230 Compassvale Walk's decisive advantage lies in Bakau LRT proximity, which competing developments further from transport nodes cannot replicate, creating measurable demand and yield sustainability benefits. Unit floor plans and amenity provision align broadly across the estate, suggesting buyer selection should prioritise transport connectivity advantage and specific unit layout suitability rather than sweeping project-level differentiation. Recent transactions indicate no material price premium or discount positioning, affirming that 230 Compassvale Walk occupies competitive parity with neighbourhood alternatives.

Which unit stack, floor level, or facing direction provides optimal value at 230 Compassvale Walk?

Mid-floor units spanning levels 8 to 20 typically deliver superior value-to-cost ratios, balancing natural light optimisation and summer heat mitigation whilst avoiding ground-floor noise and upper-floor maintenance complexities. East and south-facing orientations maximise natural daylight penetration without excessive afternoon heat burden, supporting tenant satisfaction and rental appeal throughout year-round occupation. Units positioned away from refuse chutes and lift lobbies command modest price premiums reflecting quieter environments and reduced odour concerns, making these configurations particularly attractive for upgraders prioritising residential comfort. Investigating specific unit floor plans and orientation combinations permits identification of sweet-spot configurations yielding 5% to 8% cost advantages relative to premium placements, without sacrificing practical livability or long-term value sustainability.

What does the future supply pipeline in Sengkang suggest about long-term value trajectories at 230 Compassvale Walk?

Sengkang's HDB supply pipeline has stabilised following completion of major estate development phases, suggesting reduced new-unit competition and supporting price firmness for existing stock across established developments. The district continues attracting young families and upgraders given transport infrastructure maturity, school catchment stability, and employment proximity to central business districts, indicating sustained demographic demand underpinning value preservation. Future appreciation remains tethered to broader Singapore property cycles and macroeconomic factors rather than estate-specific supply shocks, suggesting that 230 Compassvale Walk's value trajectory will reflect national fundamentals rather than hyperlocal dynamics. Buyers evaluating long-term hold potential can reasonably project baseline capital preservation with modest upside appreciation aligned to inflation and property-price index growth, particularly if mortgage service remains comfortably within income parameters.

[For Sale] Hdb Flat At 230 Compassvale Walk — From S$750K