Type

Units

Min Area

Price Range

3 BR

914 sqft

S$540K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$540K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$108K on this acquisition.
Located 6 min (490 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?

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247 Compassvale Road: A Mature HDB Development in Sengkang's Heart

247 Compassvale Road represents a substantial opportunity for buyers seeking quality HDB flats in one of Singapore's most established residential estates. Located in Sengkang, this development occupies a strategic position within a district that has matured significantly over the past two decades, offering residents access to a comprehensive range of amenities, transport links, and lifestyle facilities.

The development's location places it approximately 490 metres—or around six minutes on foot—from Compassvale LRT Station on the SE1 line. This proximity to public transport is a critical factor that underpins both the appeal of units to occupiers and their investment potential. The Sengkang LRT Line has become increasingly central to the island's connectivity infrastructure, and properties within easy walking distance of such nodes tend to command stronger rental demand and demonstrate more resilient capital values over economic cycles.

Unit Specifications and Layout

The units available at 247 Compassvale Road are configured as three-bedroom, two-bathroom residences spanning approximately 914 square feet. This size bracket sits comfortably within the range that appeals to upgraders transitioning from smaller flats, young families establishing their first family home, and investors seeking units with genuine rental appeal. The generous floor area relative to bedroom count provides flexibility in interior planning and creates the kind of comfortable living space that modern Singaporean households increasingly demand.

Pricing for available units begins from S$540,000, positioning this development at a level that reflects both its maturity as an HDB estate and the underlying strength of the Sengkang location. Prospective buyers should anticipate pricing variations based on unit orientation, floor level, and specific stack location within the development—factors that historically influence both occupier preference and resale velocity in HDB markets.

Transport Connectivity and Location Benefits

Sengkang has evolved into one of Singapore's most transport-rich residential zones, and properties at 247 Compassvale Road benefit substantially from this infrastructure maturation. The proximity to Compassvale LRT Station provides direct access to the broader Sengkang LRT network, with onward connections facilitating rapid movement across the eastern portion of the island. For commuters working in the east coast precincts, Marina Bay, or CBD districts, this connectivity translates into reasonable travel times and reduced reliance on private vehicles.

Beyond the LRT station, the immediate surroundings offer comprehensive amenities typical of a mature HDB estate. Residents enjoy access to shopping centres, hawker food courts, community clubs, polyclinics, and educational institutions within a short walking or cycling distance. This maturity of amenity provision is often underestimated by buyers focused solely on transport links, yet it forms a cornerstone of demand sustainability for properties in established estates.

Investment Considerations and Rental Potential

For investors evaluating 247 Compassvale Road as part of a diversified portfolio, several factors merit careful consideration. Three-bedroom HDB units have historically demonstrated steady rental demand in Sengkang, attracting both expatriate tenants and Singaporean residents seeking temporary accommodation or downsizing options. The broad floor area and two-bathroom configuration enhance appeal to professional households and small families, potentially supporting modest rental yields relative to purchase price, though prospective investors should conduct detailed yield analysis based on current market rental rates for comparable units in the vicinity.

Second-property buyers must account for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit acquired at S$540,000, this represents an S$108,000 stamp duty liability—a substantial cost that materially affects overall acquisition economics and must be factored into purchase decision-making and financing calculations. First-time HDB buyers, by contrast, are not subject to ABSD and benefit from stamp duty concessions, making their acquisition costs appreciably lower for identical properties.

Lease Tenure and Resale Dynamics

As an HDB development, properties at 247 Compassvale Road carry a 99-year lease from their respective dates of initial grant. For units purchased at this current stage, the remaining lease duration will depend on the year of first construction and subsequent transactional history. Prospective buyers should clarify the exact remaining lease tenure for any unit of interest, as lease decay becomes an increasingly material factor in HDB valuations beyond the 60-year mark. Properties with declining lease durations may face more constrained resale markets and potential financing limitations, as some financial institutions tighten LTV ratios for properties with shorter remaining terms.

Despite these lease considerations, Sengkang's maturity and strong transport links have historically supported relatively stable capital values for HDB properties, with many units in the estate continuing to attract buyer interest across the full spectrum of the market. The development's location and amenity profile suggest resilience relative to newer, more remote HDB estates, though buyers should approach long-term appreciation expectations with realism rather than speculation.

Suitability Across Buyer Profiles

Different buyer cohorts will evaluate 247 Compassvale Road through distinct lenses. First-time owners seeking an affordable entry into Sengkang will find the development's location and unit configuration attractive, with stamp duty concessions improving their purchase economics relative to second-time buyers. Upgraders trading up from smaller flats will appreciate the generous floor area and two-bathroom layout, which directly address space constraints common in older or more compact HDB units.

Investors seeking steady, unspectacular rental yields in a geographically central and transport-connected location may find merit in the development, particularly if acquired at prices that support cashflow-positive outcomes after all associated costs. Owner-occupiers with stable, long-term housing horizons will benefit from the established amenity ecosystem and mature community character that define Sengkang, reducing perceived risk relative to newer estates still establishing their market identity.

Financing and Debt Servicing Capacity

Buyers utilising mortgage finance should anticipate Total Debt Servicing Ratio assessments based on their income profile and committed debt obligations. At a purchase price of approximately S$540,000, a buyer utilising maximum available LTV (typically 80% for HDB flats) would require approximately S$108,000 in cash for down payment and associated costs, with mortgage principal of around S$432,000. At current indicative mortgage rates in the 4–4.5% range, estimated monthly instalments would fall within the range of S$2,300–S$2,500, depending on loan tenure selected and the exact rate negotiated with the lending institution.

First-time buyers with household incomes above S$6,000 monthly typically demonstrate sufficient TDSR headroom to service such facilities comfortably, whilst upgraders with established income histories and lower relative debt burdens will face minimal constraints. Second-property buyers utilising finance should confirm that their existing debt obligations do not constrain capacity to service additional mortgage debt, as TDSR calculations aggregate all housing and non-housing liabilities.

District Supply and Future Development

Sengkang has emerged as one of Singapore's most densely populated residential districts, with limited remaining HDB land available for new development. This supply scarcity, combined with the district's transport connectivity and amenity maturity, has created a structural environment favouring stable or appreciating capital values for existing stock. Unlike newer HDB estates in the periphery where substantial additional supply may emerge over the medium term, Sengkang's development status is substantially complete, reducing downside risk from unexpected supply flooding.

The district continues to receive public investment in transport, community facilities, and amenity upgrades—trends that typically underpin measured capital growth even in mature market segments. Buyers acquiring at 247 Compassvale Road benefit from this location-supply dynamic, though they should maintain realistic expectations regarding appreciation rates, which in mature estates tend to track inflation and broad economic growth rather than delivering the capital gains associated with emerging developments.

Conclusion

247 Compassvale Road presents a well-located HDB option within Sengkang's mature and transport-connected environment. The development appeals across multiple buyer segments—from first-time owners seeking affordable entry, through upgraders desiring additional space, to investors pursuing rental yield in an established estate. Prospective buyers should carefully evaluate lease tenure, ABSD liabilities (for second-property acquirers), financing capacity, and long-term holding horizons before committing capital. With proximity to Compassvale LRT Station and comprehensive local amenities, the development remains a credible choice for buyers seeking stability and accessibility rather than speculative capital appreciation.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 247 Compassvale Road?

Estimated rental yields for three-bedroom HDB units at this location typically range between 2.5% and 3.5% gross per annum, depending on exact unit orientation, floor level, and current market rental rates for comparable Sengkang properties. Investors must deduct from this gross figure their costs of acquisition (including the 20% ABSD for second-property purchases), stamp duties, property tax, maintenance fees, and potential vacancy periods to calculate true net yield. A unit purchased at S$540,000 yielding approximately 3% would generate around S$16,200 in gross annual rental income, or roughly S$1,350 monthly, making this a capital-preservation investment rather than a high-income play. Prospective investor-buyers should conduct detailed cashflow modelling using current rental data from PropertyGuru or similar portals before committing capital.

How does the per-square-foot pricing at 247 Compassvale Road compare to recent HDB transactions in Sengkang?

At a purchase price of approximately S$540,000 for 914 square feet, the headline per-square-foot price sits around S$590–S$595 psf. Recent comparable transactions in the Sengkang estate have ranged between S$560–S$650 psf depending on unit age, remaining lease duration, floor level, and unit stack position, with more centrally-located or higher-floor units commanding premiums. 247 Compassvale Road's proximity to Compassvale LRT Station and mature amenity ecosystem position it within the mid-to-upper portion of the Sengkang range, reflecting buyer demand for transport accessibility and established neighbourhood characteristics. Buyers should cross-reference current transactional data for identical block numbers and unit types within 247 Compassvale Road itself to verify whether specific units offer value relative to recent sales activity.

What is the Additional Buyer's Stamp Duty impact for second-property buyers at this development?

Second-time residential property buyers who are Singapore Citizens face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit acquired at S$540,000, this translates to an ABSD liability of S$108,000, materially increasing total acquisition cost alongside standard stamp duty and associated legal, survey, and valuation fees. This 20% duty represents a structural cost disadvantage versus first-time buyers, who pay no ABSD and benefit from stamp duty concessions, potentially saving S$20,000–S$30,000 on acquisition. Second-property buyers should incorporate this S$108,000 ABSD liability into their financing calculations, ensuring sufficient mortgage capacity and down payment reserves to cover this obligation without depleting emergency reserves.

What lease decay risks should buyers at 247 Compassvale Road anticipate, and how might this affect resale value?

247 Compassvale Road is an HDB development with a 99-year lease from initial grant. Prospective buyers must clarify the exact remaining lease tenure for any specific unit, as this materially influences both current valuation and future resale prospects. HDB properties typically experience measurable valuation pressure once remaining lease duration falls below 60 years, with some financial institutions tightening loan-to-value ratios or mortgage tenure limits for such properties. For units with 60+ years remaining, lease decay remains a longer-term consideration but should feature in any 30-year investment horizon analysis. Buyers should request the exact lease commencement date and remaining tenure from the vendor's solicitors before exchange of contracts, and factor potential future lease-top-up costs (if available through HDB enhancement schemes) into long-term ownership economics.

How does proximity to Compassvale LRT Station affect demand and capital appreciation for properties at this location?

Proximity to Compassvale LRT Station on the SE1 line is a primary capital value driver for 247 Compassvale Road, as the LRT network has become central to Singapore's transport infrastructure and commuter preferences. Properties within 500 metres of LRT stations historically demonstrate stronger rental demand, shorter resale timeframes, and greater price resilience during economic downturns compared to car-dependent locations. The six-minute walking distance from 247 Compassvale Road to Compassvale Station positions it comfortably within the premium accessibility band, supporting continued demand from both occupiers and investors. The Sengkang LRT Line serves multiple economic nodes (Marina Bay, CBD, Paya Lebar) and connects to the broader LRT network, reinforcing transport-linked capital appreciation potential and justifying the development's pricing premium relative to more distant Sengkang locations.

Which buyer profiles—first-timers, upgraders, HNW investors, or owner-occupiers—will find 247 Compassvale Road most suitable?

First-time HDB buyers represent the most straightforward fit, as they benefit from stamp duty concessions and no ABSD liability, materially improving their purchase economics for identical units relative to second-time buyers. Upgraders transitioning from smaller flats will value the generous 914 sqft floor area and two-bathroom layout, which directly address space constraints in older or more compact housing. Owner-occupiers with stable, long-term housing horizons benefit from Sengkang's mature amenity ecosystem and established community, reducing perceived risk and supporting multi-decade hold strategies. Investors seeking steady rental yield and capital preservation (rather than speculative appreciation) will find the location's transport accessibility and established demand patterns attractive, though high-net-worth purchasers seeking trophy properties or high-yield investments may find the asset class and expected returns less compelling than new condominium developments or landed properties.

What TDSR headroom and financing capacity do buyers at typical price points need at this development?

At a base purchase price of approximately S$540,000 utilising 80% loan-to-value financing, buyers would service mortgage principal of around S$432,000 across a typical 25-year tenure at estimated interest rates of 4–4.5%, translating to monthly instalments of approximately S$2,300–S$2,500. Total Debt Servicing Ratio assessments require that housing debt services (including mortgage principal, interest, and property tax) do not exceed 30% of gross monthly household income for single earners or 40% for combined household income with two earners. A single-earner household would require approximately S$7,600–S$8,300 monthly gross income to comfortably service such a facility, whilst dual-income households would need combined income in excess of S$5,750–S$6,250 monthly. First-time buyers with household incomes above S$6,000 monthly typically demonstrate sufficient headroom; second-property buyers must ensure existing debt obligations do not materially constrain additional mortgage capacity.

How does 247 Compassvale Road compare to competing HDB developments in the Sengkang precinct?

Sengkang comprises multiple HDB estates including Compassvale, Anchorpoint, and Rivervale, each with distinct development timing, amenity provision, and transport accessibility profiles. 247 Compassvale Road's position immediately adjacent to Compassvale LRT Station provides a material transport advantage versus some competing blocks further from the station, potentially justifying modest price premiums. Neighbouring blocks or estates with weaker LRT accessibility but similar unit configurations may trade at S$20,000–S$40,000 discounts, reflecting buyer valuation of transport convenience. Newer HDB developments in the eastern or north-eastern periphery may offer marginally larger floor areas or more contemporary finishes but lack the established amenity maturity and transport integration that characterise 247 Compassvale Road. Buyers should compare transactional data across multiple Sengkang blocks to verify whether 247 Compassvale Road's pricing reflects fair value relative to accessible alternatives in the same district.

Which unit stacks or floor levels at 247 Compassvale Road offer the strongest value for capital appreciation or rental demand?

Mid-stack and mid-floor units (typically floors 7–12 in a standard HDB block) historically demonstrate the strongest value proposition, as they command modest premiums to lower-floor units whilst avoiding the 'stacking' premium associated with the highest floors. Mid-stack positions typically face fewer neighbour complaints, experience marginally lower utility costs relative to top-floor units, and attract broad cross-section of buyer preferences (families, couples, investors) without the specialist appeal of penthouse-equivalent positions. Lower floors may face increased ambient noise or reduced air circulation, whilst extremely high floors attract a narrower buyer pool and command outsized premiums not fully justified by resale demand. Units facing away from primary roads or major junctions typically experience lower noise externalities and support stronger rental demand. Prospective buyers should examine the specific layout and orientation of each unit rather than making floor-level generalisations, as block-specific factors (proximity to lift, ventilation patterns, window orientation) often override broad height-based preferences.

What does the future supply pipeline look like for HDB developments in Sengkang, and how might this affect 247 Compassvale Road's appreciation prospects?

Sengkang is a substantially built-out estate with limited remaining HDB development land available, creating a structural supply constraint that favours existing stock valuations. Unlike peripheral estates such as Punggol or northern zones where significant new HDB supply has emerged in recent years, Sengkang's supply profile is largely complete, reducing downside risk from neighbourhood saturation or new-unit availability suppressing resale demand. The Housing and Development Board's forward pipeline suggests minimal new HDB launches specifically within the Sengkang precinct over the next 5–10 years, implying that 247 Compassvale Road will face limited direct supply competition from adjacent new developments. This supply scarcity, combined with transport maturity and amenity establishment, positions the development favourably for measured capital growth aligned with inflation and broader economic expansion rather than speculative appreciation. Buyers should regard 247 Compassvale Road as a capital-preservation and modest-growth investment within a mature, supply-constrained location rather than a vehicle for outsized returns.

[For Sale] Hdb Flat At 247 Compassvale Road — From S$540K