Type

Units

Min Area

Price Range

3 BR

1184 sqft

S$688K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$688K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$138K on this acquisition.
Located 4 min (350 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?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

291A Compassvale Street: Connected Living in Sengkang

291A Compassvale Street represents a compelling residential proposition in one of Singapore's most mature and well-connected neighbourhoods. Situated within the Sengkang estate, this HDB development offers prospective buyers access to a stable community underpinned by decades of established infrastructure and strong social amenities. The location benefits from strategic positioning along a corridor that continues to attract families, young professionals, and investors seeking reliable long-term value.

The property sits just four minutes' walk from Compassvale LRT Station on the SE1 line, placing it at the heart of a transport network that seamlessly links the North-East Region to the city centre and beyond. This proximity to mass transit has historically been a key driver of demand and capital appreciation in Singapore's public housing market, as it directly reduces commute times and expands employment accessibility for residents. Such connectivity typically translates into consistent tenant interest for investors and sustained buyer enquiry during resale cycles.

Strategic Location and Connectivity

The Compassvale LRT Station functions as a critical interchange point, connecting residents to the broader Sengkang estate and facilitating onward travel across Singapore's integrated transport network. Being positioned within four minutes of this transport hub ensures that daily commutes—whether to the CBD, business parks in the North-East, or secondary employment clusters—remain highly manageable. This accessibility is particularly valuable for dual-income households and professionals whose career mobility depends on seamless public transport links.

The wider Sengkang neighbourhood has evolved into a self-contained township with comprehensive retail, dining, and recreational options clustered around key transport nodes. Compassvale itself is served by a network of shops, hawker centres, and community facilities that cater to the daily needs of residents without requiring extensive travel. This combination of local convenience and regional connectivity has historically supported steady property demand and resilient resale values across the estate.

Market Position and Buyer Demographics

HDB flats at 291A Compassvale Street cater to a broad spectrum of buyer profiles. First-time buyers entering the market often view such properties as an accessible entry point with lower absolute purchase prices compared to newer urban developments, whilst simultaneously gaining exposure to a mature estate with established social infrastructure. Young families upgrading from one and two-bedroom units find the multi-bedroom configurations suit their expanding household needs, and the established community environment offers established schools and childcare facilities nearby.

Investor-buyers are consistently drawn to North-East Corridor HDB properties where tenant demand remains robust due to employment hubs in Punggol, the industrial zones along Seletar, and ongoing employment growth across the region. The reliable rental market, combined with relatively affordable entry prices, can support competitive gross rental yields that appeal to buy-to-let operators seeking diversified residential exposure. The mature estate status also implies lower capital appreciation risk compared to new launches, though steady incremental value growth has historically characterised such locations during economic expansion cycles.

Pricing and Financial Considerations

Properties at this address are priced from S$688,000 and upwards, reflecting positioning within Singapore's mid-market HDB segment. This price tier remains accessible to a wide cohort of buyers, including upgraders stepping up from smaller units and investors with moderate capital allocation targets. The entry price point is sufficiently attractive to support consistent buyer enquiry, whilst the established location mitigates concerns about future obsolescence or declining demand.

Buyers should factor in Additional Buyer's Stamp Duty (ABSD) if this represents a second residential property acquisition. Singapore Citizens purchasing a second residential property face an ABSD rate of 20%, significantly elevating the total acquisition cost beyond the headline purchase price. For example, on a S$688,000 purchase, ABSD would add approximately S$137,600 to transaction costs, making total acquisition outlay substantially higher. Careful financial modelling incorporating ABSD, conveyancing fees, and agent commissions is essential before proceeding with offers.

Financing considerations also matter for leveraged buyers. A S$688,000 HDB purchase typically supports a loan quantum of approximately S$550,000 to S$580,000 under standard bank lending criteria, implying required cash equity of S$110,000 to S$140,000 before ABSD and closing costs. Total Debt Service Ratio (TDSR) constraints will vary by individual circumstances, though HDB properties generally receive favourable TDSR treatment relative to private housing. Prospective buyers should seek pre-approval from their preferred lenders to confirm actual financing headroom before committing to purchase negotiations.

Investment Yield and Rental Market Dynamics

Rental demand within the Sengkang estate remains resilient, supported by the established transport connectivity and strong employment accessibility. Three-bedroom HDB flats typically attract tenants spanning young families, mid-career professionals, and older residents downsizing to the estate. Monthly rental achievable at this location typically ranges from S$2,800 to S$3,400 depending on unit configuration, floor level, and exact amenity proximity—suggesting gross rental yields in the region of 5% to 6% annually for investors purchasing at current asking prices.

Yield calculations must account for holding costs including property tax, maintenance contributions to the HDB sinking fund, and potential void periods during tenant transitions. Net rental yield after these deductions typically ranges from 3.5% to 4.5%, a reasonable return for an established location within Singapore's public housing market. Investors seeking higher absolute yields often look to newer or higher-demand estates, though such properties typically command premium acquisition prices that offset the yield advantage.

Lease Tenure and Long-Term Value Dynamics

As an HDB property, units at this address carry either 99-year or 999-year lease tenures depending on when the original purchase occurred. This lease structure represents a critical consideration for long-term value retention. Whilst 99-year leases do experience value decay as the lease term shortens—particularly when the remaining tenure drops below 80 years—this concern is typically premature for Compassvale Street given the estate's maturity and the Singapore government's proactive approach to selective en-bloc upgrading of older estates.

Historically, the HDB has demonstrated willingness to facilitate estate renewal through collective redevelopment schemes for ageing precincts, providing residents with options to unlock trapped equity before lease decay becomes severe. This policy framework, combined with the estate's strategic transport positioning, suggests that excessive lease depreciation risk remains relatively contained compared to remote or under-developed locations. However, prospective buyers with 30+ year investment horizons should carefully consider lease tenure at point of purchase and model potential resale demand as lease decay gradually becomes more pronounced.

Comparative Market Position

The North-East HDB market encompasses multiple estates at varying distances from transport nodes and with differing maturities. Compassvale ranks amongst the more established precincts with excellent LRT access, positioning it competitively against newer Punggol estates which command premium pricing despite slightly longer commutes. Historical price per square foot (psf) trends in this location have tracked between S$580 to S$650 psf, varying by unit configuration, floor level, and recent comparable transactions.

Nearby competing estates such as Sengkang and Buangkok offer comparable connectivity but with different estate characteristics. Sengkang proper tends to command slightly higher psf valuations due to denser commercial concentration, whilst Buangkok often trades at modest discounts reflecting its more residential character. 291A Compassvale Street positions itself within this spectrum as an attractive mid-range option combining connectivity with established community character and proven tenant demand.

Future Supply and District Outlook

The North-East Region continues to attract HDB development attention, with the government's long-term planning framework targeting increased housing supply across the corridor. Future new launches in nearby Punggol or secondary estates may provide competitive alternatives, potentially applying downward pressure on resale valuations for established Compassvale stock. However, the superior transport positioning of Compassvale LRT access relative to newer estates further inland suggests that demand migration risk remains moderate.

The Singapore government's focus on intensifying development around existing transport nodes—particularly LRT stations—implies that Compassvale's position is unlikely to be superseded by newer estates positioned at less convenient distances. This positioning should support steady underlying demand even as new supply gradually enters the North-East market. Long-term capital appreciation rates for such established locations typically track in the low single-digit range annually during stable economic periods, reflecting mature market dynamics rather than the higher appreciation vectors seen in newly launched estates.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 291A Compassvale Street as an investment?

Gross rental yields at this location typically range from 5% to 6% annually, reflecting strong tenant demand driven by the estate's established community character and proximity to Compassvale LRT Station. Net rental yield after accounting for property tax, HDB sinking fund contributions, and routine maintenance typically settles between 3.5% to 4.5%, a competitive return within Singapore's public housing investment segment. Actual yield will vary depending on unit configuration, floor level, and specific lease commencement date, with larger multi-bedroom units generally attracting higher absolute rental rates. Investors should model potential void periods and factor in modest annual rental growth averaging 2% to 3% to develop realistic long-term cash flow forecasts.

How do current price-per-square-foot valuations at Compassvale Street compare to recent transactions in the Sengkang estate?

Historical price per square foot (psf) transactions at 291A Compassvale Street typically range between S$580 to S$650 psf, positioning this location competitively within the North-East HDB market. Recent comparable sales data suggests that units closer to the LRT station command premium psf valuations—often reaching the upper end of this range—whilst units positioned further from transport access typically trade at modest discounts. Nearby Sengkang estate precincts tend to command slightly higher psf due to superior commercial density and longer-established retail hubs, whilst more peripheral North-East locations often trade at 5% to 10% discounts to Compassvale reflecting weaker transport connectivity. Prospective buyers should review recent transaction records through official HDB channels and obtain professional valuation advice before finalising purchase offers.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property here?

Singapore Citizens acquiring a second residential property at 291A Compassvale Street face an Additional Buyer's Stamp Duty (ABSD) charge of 20%, significantly elevating total acquisition costs beyond the headline purchase price. For a property valued at S$688,000, the ABSD would total approximately S$137,600, meaning total acquisition outlay including the purchase price, ABSD, conveyancing fees, and agent commissions would approach S$850,000 or higher. This ABSD structure was introduced to moderate second-property investment activity and ensure housing affordability for first-time buyer segments, making it critical for investor-buyers to model these additional costs when evaluating investment returns. Prospective second-property buyers should confirm their exact ABSD liability with conveyancing professionals and factor this into financial feasibility assessments before committing to purchase negotiations.

Does lease decay pose a material resale value risk given this is an HDB flat in an established estate?

Lease tenure at 291A Compassvale Street typically stands at either 99 years or 999 years depending on original purchase date and flat classification, with 99-year leases gradually experiencing value depreciation as the remaining tenure shortens below 80 years. Whilst lease decay does mathematically impact resale values for 99-year leasehold HDB properties, the government's proactive approach to selective en-bloc upgrading of older estates has historically mitigated excessive value loss by providing residents with renewal options before lease economics become severely impaired. Compassvale's strategic LRT positioning suggests it is positioned favourably for potential future upgrading schemes, reducing the probability of severe lease decay severely constraining resale demand. However, purchasers with 30+ year investment horizons should carefully model potential lease dynamics and consult HDB documentation regarding the original lease commencement to accurately project long-term resale value retention.

How does proximity to Compassvale LRT Station affect long-term demand and capital appreciation potential?

Proximity to Compassvale LRT Station (SE1 line) within a 4-minute walk is a critical driver of sustained demand and capital appreciation for this location, as transport accessibility directly correlates with tenant competition and buyer interest in Singapore's property market. LRT-adjacent properties historically command 8% to 15% premium valuations relative to similar units positioned 10+ minutes from transit, reflecting the compound advantage of reduced commute times, broader employment accessibility, and lower transportation costs for residents. The SE1 line's ongoing strategic importance within the North-East Corridor—connecting employment hubs in Punggol, Marina Bay, and surrounding business parks—ensures that this transport node will retain its value proposition even as new competing estates emerge in the district. Long-term capital appreciation for LRT-adjacent HDB properties typically tracks at 2% to 3% annually during stable economic periods, substantially outpacing appreciation for transit-remote units and reflecting the durable nature of transport-driven value premiums.

Which buyer profiles are best suited to purchasing units at 291A Compassvale Street?

First-time buyers entering Singapore's property market find this location particularly attractive due to the accessible entry price point—starting from S$688,000—combined with the established estate environment offering schools, amenities, and social infrastructure requiring no further development. Upgraders stepping up from one or two-bedroom units to multi-bedroom family homes view Compassvale as an optimal balance between affordability and amenity maturity, with the LRT connectivity providing professional working couples with reasonable commute access to employment clusters across the island. Investor-buyers pursuing buy-to-let strategies are attracted by reliable tenant demand driven by the mature community character and strong transport accessibility, generating competitive rental yields attractive relative to newer launches positioned further from transit. Older residents considering downsizing from private housing may find Compassvale appealing for its comprehensive social infrastructure, healthcare proximity, and lower absolute property costs, though lease tenure considerations should be thoroughly evaluated before purchase commitment.

What financing headroom and TDSR implications should I model for a typical purchase at this price point?

A S$688,000 purchase at 291A Compassvale Street typically supports bank loan quantum of approximately S$550,000 to S$580,000 under standard HDB lending criteria, implying required cash equity of approximately S$110,000 to S$140,000 before ABSD and closing costs—or substantially higher if ABSD applies. Total Debt Service Ratio (TDSR) constraints—typically capped at 60% of gross household income by major lending institutions—will vary by individual financial circumstances, though HDB properties generally receive more favourable TDSR treatment relative to private housing due to their public-sector nature and lower perceived credit risk. Prospective buyers should seek pre-approval from preferred lenders confirming actual financing headroom well before committing to offers, particularly if household income from multiple earners will be considered for TDSR assessment or if other existing liabilities (car loans, credit cards) will consume portion of available TDSR headroom. Conservative financial planning should assume a maximum loan-to-value ratio of approximately 80%, implying required cash equity closer to 20% to provide financing flexibility and insulate against valuation downside risk.

How does 291A Compassvale Street compare to nearby competing HDB developments in the North-East?

Comparable North-East HDB estates include Sengkang proper (generally trading 5% to 10% premium to Compassvale due to denser retail concentration), Buangkok (typically 3% to 5% discount reflecting more residential character), and emerging Punggol precincts (varying by LRT proximity, with distant units trading at significant discounts despite newer construction). Compassvale's superior transport positioning relative to many competing estates—combined with mature amenity infrastructure and proven tenant demand—positions it competitively within this market segment whilst maintaining more affordable entry pricing than Sengkang proper. Punggol's newer estates may eventually attract marginal buyer migration as they mature and accumulate commercial development, though their current distance from mass transit typically limits direct substitutability with Compassvale's established LRT-adjacent positioning. Prospective buyers should research recent transaction prices and rental demand across competing estates to contextualise Compassvale's competitive positioning and validate that asking prices reflect current market realities rather than overvaluation relative to available alternatives.

Are specific unit stacks, floor levels, or orientations preferable for value and investability at this location?

Higher floor levels—typically 10th floor and above—command 8% to 12% premium valuations relative to lower floors reflecting superior views, reduced noise exposure, and better ventilation quality, making them particularly attractive for owner-occupiers prioritising residential amenity. Lower and middle floors (3rd to 8th floor) often represent better value propositions for investor-buyers targeting rental yield maximisation, as tenant demand for such units remains robust whilst acquisition prices remain more moderate than premium high-floor stock. Units positioned directly above or immediately adjacent to commercial facilities (hawker centres, markets, bus stations) typically trade at modest discounts reflecting noise and traffic concerns, making them potentially undervalued investment opportunities for tenant cohorts less sensitive to such externalities. East and west-facing units may experience more intense solar gain during summer months, potentially affecting cooling costs and tenant comfort perception, though this concern is typically less acute in tropical Singapore than in temperate climates; north and south-facing orientations are often neutral or marginally preferred depending on individual preferences and internal layout efficiency.

What is the future supply pipeline in the North-East District, and how might it affect long-term demand for Compassvale properties?

The Singapore government's long-term housing planning framework continues to target increased HDB supply across the North-East Region through new launches in Punggol and selective intensification of secondary estates, with future supply pipelines likely to introduce competitive alternatives that may apply modest downward pricing pressure on established Compassvale stock. However, Compassvale's superior transport positioning relative to new estates positioned further inland—combined with the government's strategic focus on intensifying development around existing LRT nodes rather than creating redundant secondary transit corridors—suggests that demand migration risk remains moderate and resale market depth should remain resilient. New supply typically cannibalises demand from older estates only when price premiums become severe relative to newer construction quality and longer lease tenures; Compassvale's competitive pricing positioning should mitigate this risk even as new launches enter the market. Long-term capital appreciation rates should gradually moderate towards low single-digit annual rates as new supply increments market inventory, though the durable transport advantage and established community character should provide sufficient value underpinning to sustain steady buyer and tenant interest through subsequent market cycles.

Hdb Flat At Compassvale Street — From S$688K