Type

Units

Min Area

Price Range

3 BR

1323 sqft

S$780K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$780K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$156K on this acquisition.
Located 8 min (670 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?

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236 Compassvale Walk: A Mature HDB Community in Sengkang

Located at 236 Compassvale Walk, this established Housing and Development Board development serves as a cornerstone residential address in the Sengkang precinct of Singapore's North-East region. The estate has matured into a well-established neighbourhood, characterised by its blend of residential stability and modern amenities that appeal to a diverse cross-section of property buyers. The development sits within a ten-minute walk of NE16 Sengkang MRT Station, positioning residents within easy reach of the North-East Line network and the broader island transport infrastructure.

The units at 236 Compassvale Walk encompass a range of configurations designed to accommodate different household compositions and lifestyle requirements. Properties available within this development span multiple bedroom counts and floor area specifications, with individual units ranging up to approximately 1,323 square feet. This variety ensures that prospective occupiers—whether upgrading from smaller accommodation, establishing their first permanent residence, or acquiring an investment asset—can identify a layout and size aligned with their specific needs and financial parameters.

Strategic Location and Transport Connectivity

Proximity to Sengkang MRT Station represents a material advantage for residents and investors alike. The station's placement on the North-East Line connects commuters directly to the central business district, major employment clusters, and educational institutions across Singapore. Journey times to key destinations such as Raffles Place, Marina Bay, and Ang Mo Kio remain competitive, supporting both daily commuting patterns and broader lifestyle accessibility. The eight-minute walking distance from the development to the station entrance reinforces the convenience factor, particularly for working professionals and students who rely on rapid public transport.

Beyond rail connectivity, the Sengkang estate benefits from comprehensive bus service coverage, regional roads including the Sengkang-Punggol corridor, and future infrastructure developments planned for the broader North-East region. These transport networks enhance the economic appeal of the location for both owner-occupiers seeking convenient commuting and investors targeting tenants prioritising accessibility.

Estate Amenities and Neighbourhood Character

The Sengkang residential precinct has evolved into a mature, fully-serviced community with substantial retail, dining, and recreational infrastructure. Within proximity of 236 Compassvale Walk, residents access shopping centres, hawker complexes, supermarkets, and dining establishments that characterise a developed HDB neighbourhood. The estate also incorporates green spaces, sports facilities, and community centres that contribute to lifestyle quality and social cohesion within the residential environment.

Educational facilities within the immediate catchment include primary and secondary schools, supporting families with school-age children. Healthcare services, including polyclinics and private medical practitioners, are distributed throughout the estate, ensuring residents maintain convenient access to routine and specialist medical care. This comprehensive amenities base has historically supported sustained residential demand and stable rental uptake across the Sengkang estate.

Investment Perspective and Rental Dynamics

Properties at 236 Compassvale Walk have historically attracted investor interest, driven by reliable rental demand from working professionals, young families, and expatriate tenants seeking HDB accommodation in well-connected locations. The proximity to Sengkang MRT Station, combined with the estate's mature infrastructure and stable residential character, positions units favourably within the rental market. Investors evaluating acquisition typically benefit from consistent occupancy rates and competitive rental yields characteristic of established estates in proximity to major transport nodes.

Rental demand in this segment remains supported by Singapore's ongoing employment growth in business, technology, and professional services sectors, many of which maintain significant North-East region presence. The development's accessibility to Changi Airport, the Port, and the Loyang industrial estate via the broader transport network further underpins tenant demand from logistics, maritime, and industrial sector workers.

Buyer Profiles and Market Positioning

The 236 Compassvale Walk development appeals across multiple buyer segments. First-time buyers benefit from the established neighbourhood character, reasonable entry price points, and straightforward financing pathways characteristic of HDB resale properties. Upgraders moving from smaller units or less connected locations find the varied unit configurations and proximity to employment centres compelling. Investors acquire properties targeting the reliable tenant base and manageable management complexity associated with established HDB estates.

High-net-worth individuals occasionally acquire HDB units within this category as portfolio diversification or as staging properties for family members entering Singapore's residential market. The straightforward legal structure of HDB tenure and transparent transaction processes suit investors seeking uncomplicated property holdings without significant management overhead.

Pricing, Financing, and Acquisition Costs

Current pricing within the development commences from approximately S$780,000, positioning 236 Compassvale Walk competitively relative to comparable HDB resale stock in established North-East locations. Purchasers should factor acquisition costs including stamp duty, legal fees, and survey charges into their financial planning. For Singapore Citizens acquiring their second residential property, Additional Buyer's Stamp Duty at the current rate of 20% applies to the purchase price, materially increasing the total cost of acquisition for investor-focused buyers.

Financing accessibility remains straightforward for HDB resale properties, with most banks offering loans up to 80% of the purchase price for owner-occupiers and up to 75% for investment properties. Total Debt Service Ratio considerations apply to financed acquisitions, with most lending institutions maintaining TDSR caps at approximately 60% of gross household income, ensuring that mortgages remain sustainable within borrowers' broader financial commitments.

Lease Tenure and Long-Term Value Considerations

HDB flats maintain 99-year leasehold tenure, a structural characteristic that distinguishes HDB properties from private freehold and 999-year leasehold alternatives. The 99-year lease provides ample tenure for primary residence occupancy and medium-term investment horizons. However, investors acquiring 236 Compassvale Walk units should recognise that lease decay becomes increasingly material as properties approach the latter decades of the lease term. Properties currently offered represent leases with substantial remaining duration, positioning them favourably relative to older stock requiring imminent lease renewal.

Resale value trajectories for HDB properties have historically aligned with broader property market cycles, though lease remaining becomes a material valuation factor as properties age. The current lease position of units within this development supports sustained capital appreciation potential and favourable refinancing conditions throughout typical investment holding periods.

Comparable Market Context

The North-East region encompasses competing HDB developments at similar price points and connectivity levels, including estates throughout Sengkang, Punggol, and adjacent precincts. Recent transactional activity in comparable locations has established market pricing that 236 Compassvale Walk units appear positioned within, suggesting fair value relative to alternatives. Prospective buyers benefit from assessing price per square foot metrics across multiple developments to validate positioning and identify any valuation anomalies warranting deeper investigation.

The availability of multiple options within the broader Sengkang estate reinforces competitive market conditions that ultimately support buyer due diligence and informed decision-making. Properties at 236 Compassvale Walk must compete on location, condition, and configuration against broader estate stock, encouraging transparent valuation and preventing systematic overpricing.

Frequently Asked Questions

What estimated rental yield might an investor expect from purchasing a unit at 236 Compassvale Walk?

Rental yields for HDB properties in established North-East estates typically range between 3% and 4.5% gross per annum, though individual outcomes depend on unit configuration, floor level, and prevailing tenant demand. At current price points around S$780,000, a unit commanding approximately S$2,200 to S$2,600 monthly rental would represent yields within this range, supported by consistent tenant demand from working professionals and young families seeking Sengkang's transport connectivity. Investors should note that net yields contract after accounting for property tax, maintenance fees, and periodic reinvestment in unit upkeep, reducing take-home returns to approximately 2.5% to 3.5% after expenses. The proximity to NE16 Sengkang MRT Station underpins rental competitiveness, as tenants prioritise locations with direct transport access to employment centres across the island.

How does the price per square foot at 236 Compassvale Walk compare to recent Sengkang HDB transactions?

Recent resale transactions across the Sengkang estate suggest price-per-square-foot valuations ranging between S$585 and S$620 per sqft for comparable three-bedroom units in mature blocks, depending on floor level, unit condition, and proximity to MRT. At the stated S$780,000 entry price for approximately 1,323 sqft units, the implied price per square foot approaches the mid-to-upper range for the estate, positioning the development competitively with newer or recently renovated stock. Buyers should verify individual unit specifications against asking prices to confirm alignment with broader market benchmarks, as prices occasionally exceed average estate levels for higher-floor or corner units. Comparative analysis across several estate transactions provides confidence that acquisition prices reflect fair value rather than premium positioning driven by agent marketing or ownership retention pricing.

What Additional Buyer's Stamp Duty liability applies to a Singapore Citizen's second property purchase at this development?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at 20% of the purchase price, computed on the total transaction value rather than the mortgage amount. For a S$780,000 purchase, ABSD liability would approximate S$156,000, substantially increasing the total acquisition cost beyond the base price. This 20% rate applies in addition to standard Buyer's Stamp Duty at 4% on the first S$180,000 and 8% on amounts exceeding S$180,000, creating cumulative stamp duty obligations that investors must incorporate into their acquisition budgeting. First-time owner-occupiers purchasing properties in their own names remain exempt from ABSD, while Singapore Permanent Residents and foreign nationals face higher ABSD rates of 25% and 30% respectively, making this development less favourably positioned for non-citizen purchasers. Prospective buyers should consult legal professionals to confirm personal eligibility status and calculate precise duty obligations before committing to purchase.

How does the remaining 99-year lease tenure affect resale value and long-term investment viability?

The 99-year HDB lease provides substantial remaining duration for properties currently marketed at 236 Compassvale Walk, ensuring that lease decay does not materially impact valuations throughout typical owner-occupancy periods and medium-term investment horizons spanning 10 to 20 years. Historical resale data demonstrates that HDB properties maintain relatively stable valuations until the lease falls below approximately 70 years remaining, at which point bank lending becomes more restrictive and buyer pools contract, potentially limiting future sale options. Properties at 236 Compassvale Walk, if currently offering lease terms in the 85- to 99-year range, therefore represent favourable long-term holdings with substantial runway before lease renewal concerns materialise. Investors with extended holding horizons exceeding 30 years should conduct detailed lease calculations with conveyancing counsel to confirm that lease remaining aligns with their exit timeline and intended succession planning, as significant lease decay within the latter phases of ownership could constrain disposability and attract valuation discounts. The 99-year lease structure itself remains standard across HDB resale markets, ensuring that 236 Compassvale Walk units do not suffer competitive disadvantage relative to other estate alternatives within Singapore's public housing sector.

How does proximity to Sengkang MRT Station influence capital appreciation and tenant demand for 236 Compassvale Walk?

Properties within eight minutes' walk of a major MRT station consistently command valuation premiums relative to comparable units situated further from transport nodes, with historical data suggesting 8% to 12% valuation uplift for proximity benefits alone. NE16 Sengkang MRT Station's connectivity to the central business district, Changi Airport corridor, and Jurong employment clusters ensures sustained tenant demand from working professionals, logistics professionals, and aerospace sector workers, directly supporting rental competitiveness and occupancy stability. Capital appreciation patterns for 236 Compassvale Walk have historically tracked broader North-East region property cycles, though proximity to a major MRT station has historically delivered above-average appreciation during property upswings, as transport accessibility becomes increasingly valued as property prices rise across the wider market. The North-East Line's coverage of major employment and education nodes reinforces long-term demand fundamentals, suggesting that transport-driven value retention remains embedded within the property's structural characteristics. Future MRT extensions or enhanced service frequency within the North-East Line could further strengthen demand dynamics, though current accessibility already positions the development competitively relative to less-connected alternatives throughout Sengkang and adjacent estates.

Which buyer profiles are best suited to acquiring properties at 236 Compassvale Walk?

First-time home buyers represent an ideal buyer segment for 236 Compassvale Walk, benefiting from established neighbourhood infrastructure, stable valuations, and straightforward HDB financing pathways that reduce acquisition complexity relative to private residential alternatives. Upgraders transitioning from smaller HDB units or less-connected locations find the varied unit configurations and mature amenities base compelling, with the MRT proximity supporting lifestyle enhancement and potential employment accessibility improvements. Property investors seeking reliable rental income from established estate stock align well with the development's tenant demand fundamentals and manageable expense ratios characteristic of mature HDB properties. Young professional couples and small families relocating to Singapore or consolidating residential arrangements benefit from the transport connectivity and neighbourhood stability that 236 Compassvale Walk provides relative to newer or more speculative developments. Conversely, buyers seeking premium finishes, boutique development character, or exclusive resident amenities may find HDB resale stock less aligned with their preferences, as 236 Compassvale Walk represents functional, well-maintained community housing rather than luxury-positioned alternatives. High-net-worth individuals occasionally acquire HDB units within this segment as portfolio diversification or staging properties, though such acquisitions typically reflect personal connection to the location or strategic holding rather than primary investment drivers.

What TDSR headroom and financing considerations apply at typical 236 Compassvale Walk price points?

At the stated S$780,000 entry price point, owner-occupier financing at 80% LTV (S$624,000 loan amount) over a 25-year mortgage term at typical 3.5% interest rates produces monthly repayments approaching S$2,950, generating TDSR utilisation of approximately 30% to 35% for dual-income households earning S$8,500 to S$10,000 combined monthly gross income. Most banks maintain TDSR caps at 60% of gross household income, providing substantial headroom for borrowers to accommodate other financial commitments including existing loans, credit card obligations, and insurance liabilities. Investment property financing operates at tighter parameters, typically capping loans at 75% LTV with higher interest rates reflecting investment risk, requiring investors to demonstrate rental income projections exceeding 40% of loan repayment obligations to satisfy loan covenants. Purchasers with TDSR utilisation exceeding 45% may face lending rejection or requirement to provide larger down payments, making pre-approval consultation with multiple banks advisable prior to making offers. Buyers approaching retirement or with variable income should stress-test financing assumptions against interest rate movements, as rate increases of 1% to 1.5% could substantially elevate repayment obligations and compress available cash flow for discretionary spending or investment purposes.

How does 236 Compassvale Walk compare to competing HDB developments in Sengkang and Punggol?

The Sengkang estate encompasses multiple HDB blocks at varying stages of maturity and price points, with newer developments throughout Sengkang typically commanding 5% to 10% premiums relative to established stock such as 236 Compassvale Walk, reflecting incremental design improvements and updated building systems that newer stock provides. Punggol estate developments, located further from established employment clusters despite growing local amenities, often trade at 8% to 12% discounts to Sengkang properties, suggesting that established estate status and proximity to NE16 Sengkang MRT Station support valuation differentiation. Properties at competing developments within Sengkang that offer superior MRT connectivity or recently completed renovation cycles may command modest premiums, while blocks situated 12 to 15 minutes from the MRT typically trade at 5% to 8% discounts relative to 236 Compassvale Walk's positioning. Comparative analysis across multiple estate transactions provides confidence regarding fair valuation, as systematic pricing differences reflect market consensus regarding location quality, transport convenience, and long-term growth potential. Buyers evaluating 236 Compassvale Walk should inspect competing properties across the broader Sengkang and eastern corridor to confirm pricing alignment and identify any unique unit characteristics that justify premium or discount positioning.

Which unit stacks or floor levels at 236 Compassvale Walk typically offer the best value for money?

Mid-level units occupying floors three to five typically command modest premiums relative to ground-floor and low-level units, reflecting improved natural lighting, reduced noise from street-level activity, and marginal security advantages, though these premiums rarely exceed 2% to 3% of unit value. Higher-floor units spanning levels six and above increasingly attract valuation premiums of 5% to 8% for enhanced privacy, views, and reduced risk of street-level noise or foot traffic, creating a natural pricing gradient that reflects buyer preferences for elevated positioning. Ground-floor units often trade at 3% to 5% discounts relative to mid-level comparables, despite superior accessibility and reduced staircase climbing, as buyers consistently prioritise privacy and light over convenience benefits. Corner units and units with dual-facing exposures command premiums of 3% to 6% relative to internal configuration comparables, as enhanced natural ventilation and light improve living quality without requiring structural changes. Buyers prioritising value should evaluate ground-floor and lower-level units against mid-level alternatives, as modest discounts in such units frequently exceed objective differences in amenity, and certain buyers may particularly value accessibility or direct community interaction. Professional building surveys should accompany any unit inspection, as condition, maintenance status, and renovation recency represent material valuation drivers that typically outweigh floor-level positioning in determining overall value for money.

What future supply pipeline or neighbourhood developments might influence 236 Compassvale Walk valuations and rental demand?

The Sengkang-Punggol corridor maintains ongoing planning approval for new HDB developments and mixed-use regional infrastructure, with several new estate blocks scheduled for completion within the next five to ten years, likely moderating price appreciation for existing stock as fresh supply enters the market. The Urban Redevelopment Authority's long-term plans for the North-East region emphasise transit-oriented development and employment cluster growth in Sengkang, with emerging tech and professional services sector presence potentially supporting sustained rental demand from workers seeking proximity to employment nodes. Proposed enhancements to North-East Line service capacity and future extensions remain under discussion, though implementation timelines remain uncertain; any confirmed service improvements would likely increase demand for properties proximate to Sengkang MRT and potentially accelerate capital appreciation relative to broader market trends. Commercial and retail developments within the Sengkang ecosystem, including expansion of shopping precincts and dining clusters, enhance neighbourhood amenity profiles but may simultaneously create demand diversification away from pure residential markets. Neighbourhood gentrification patterns suggest that established estates such as 236 Compassvale Walk benefit from stability and maturity rather than speculative value expansion, positioning the development as reliable long-term holdings with modest growth potential rather than short-term capital appreciation vehicles. Buyers evaluating long-term value should monitor URA planning publications and MRT enhancement announcements, as confirmed infrastructure investments could materialise into material valuation support, while competing new supply developments may constrain pricing upside relative to market-wide appreciation patterns.

[For Sale] Hdb Flat At 236 Compassvale Walk — From S$780K