Type

Units

Min Area

Price Range

Other

120 sqft

S$850/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$850.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
Located 6 min (480 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.

296A Compassvale Crescent: An HDB Rental Opportunity in Established Sengkang

296A Compassvale Crescent represents a housing option within Singapore's mature public residential landscape, situated in the heart of Sengkang. This HDB development occupies a strategic position that bridges accessibility with community infrastructure, making it relevant to both owner-occupiers and property investors evaluating the secondary rental market. The unit's position within this address reflects the broader character of Compassvale as a well-serviced neighbourhood that has matured over decades, attracting residents across multiple demographic segments and rental profiles.

Location and Transport Connectivity

Situated approximately six minutes' walking distance from Compassvale LRT Station on the SE1 line, 296A Compassvale Crescent benefits from the Sengkang–Punggol Corridor's growing network. This station serves as a crucial interchange for commuters travelling eastward into the Sengkang and Punggol regions, with onward connections to the broader MRT system. The walkability factor—roughly 480 metres from the station—positions the development as reasonably accessible for daily commuting, school runs, and retail trips. Such proximity to public transport historically underpins both rental demand and capital appreciation potential in HDB estates, as tenants and buyers increasingly prioritise reduced travel times and transport flexibility.

The Sengkang Residential Context

Sengkang has matured into one of Singapore's most densely populated and well-established residential zones, with comprehensive amenities ranging from wet markets and hawker centres to supermarkets, clinics, and educational institutions. The district's longevity as a residential heartland means infrastructure investment, services, and community networks are deeply embedded. Compassvale itself is known for its family-oriented environment and mixed-generational appeal, attracting first-time buyers, upgraders, and investors alike. This demographic diversity typically translates into steady rental demand across unit sizes and profiles, reducing vacancy risk for landlords and maintaining baseline capital stability for owner-occupiers.

Compact Living and Investment Potential

The unit at 296A Compassvale Crescent represents the compact end of the HDB spectrum, with a modest floor area typical of efficient studio or one-bedroom configurations. Such units have increasingly attracted Singapore's young professional demographic, expatriate tenants, and downsizers seeking lower entry costs and reduced maintenance obligations. From an investment perspective, compact HDB flats in mature estates often demonstrate resilience in the rental market, as tenant acquisition costs are lower and the absolute rental outgoings are modest relative to larger units. Investors evaluating this development should consider that smaller units typically exhibit lower absolute rent but may deliver comparable or superior yields when accounting for purchase price, especially in estates with established tenant pipelines like Sengkang.

Pricing and Market Positioning

HDB rental opportunities at 296A Compassvale Crescent sit within a price band accessible to mid-market and value-conscious investors. The development's location in a mature estate with decades of transaction history provides transparency for benchmarking and valuation. Prospective buyers and investors can reference historical resale prices per square foot in Compassvale to contextualise current offerings against recent comparable transactions. This data-rich environment supports informed decision-making and reduces information asymmetry, particularly important for investors seeking to calculate expected yields and capital appreciation trajectories across market cycles.

Tenancy Profile and Rental Dynamics

Compassvale's established character and transport connectivity have historically attracted a stable tenancy cohort. Young professionals commuting to the Central Business District via the LRT, families seeking affordable neighbourhood living, and relocating expatriate staff represent typical tenant segments. The rental market for HDB units in Sengkang has demonstrated relative stability, with demand driven by affordability, proximity to employment nodes, and established community infrastructure. Units at 296A Compassvale Crescent would likely appeal to tenants prioritising location over size, reducing vacancy periods and supporting consistent cashflow for rental investors.

Neighbourhood Amenities and Lifestyle

Residents of 296A Compassvale Crescent benefit from the mature network of amenities surrounding Compassvale. The estate hosts multiple hawker centres, with Compassvale Hawker Centre being a focal point for casual dining. Retail options including supermarkets and convenience stores are within walking distance, as are primary and secondary schools serving the estate's family population. Community facilities such as sports complexes, libraries, and polyclinics reinforce the estate's livability. For tenants and owner-occupiers, this maturity of amenities reduces reliance on private transport and supports the quality-of-life proposition that rental demand is ultimately built upon.

Lease Tenure and Long-Term Considerations

As an HDB property, units at 296A Compassvale Crescent are held on a 99-year lease, a standard tenure across public housing in Singapore. Investors and owner-occupiers should be cognisant of lease decay dynamics: as the lease diminishes below 80 years remaining, resale value typically begins to compress, and mortgage eligibility may reduce. For purchase decisions at this location, understanding the original lease grant date and remaining tenure is essential to forecasting long-term capital value. The maturity of Compassvale as an estate means many units are approaching or beyond the midpoint of their lease, a consideration that will progressively influence pricing and marketability across the neighbourhood.

Investment Considerations and Risk Factors

Prospective investors in 296A Compassvale Crescent should evaluate their investment thesis against several variables. HDB rentals, whilst generally resilient, are subject to tenant turnover costs and potential periods of vacancy. The relatively compact nature of units at this address suggests lower absolute rental income compared to larger configurations, necessitating efficient property management and competitive pricing to maintain occupancy. Additionally, the maturing lease profile across Compassvale means that capital appreciation may flatten over longer holding periods as lease decay becomes more pronounced. Investors should also factor in Additional Buyer's Stamp Duty implications if purchasing as a second residential property: Singapore Citizens purchasing a second residential property incur ABSD at 20%, materially increasing acquisition costs and the capital base required to achieve target returns.

Future Outlook and Market Dynamics

Sengkang's position as an established, high-density residential zone means new supply growth in the immediate area is limited compared to emerging estates. This supply constraint, combined with ongoing transport and amenity upgrades, typically supports baseline capital stability. However, broader HDB policy, future estate rejuvenation initiatives, and general market conditions will influence long-term appreciation. For investors evaluating 296A Compassvale Crescent, a medium-to-long-term holding horizon (7–10 years) may better position the investment to weather lease decay, optimise rental cycles, and capture potential capital gains from neighbourhood maturation rather than rapid appreciation cycles seen in newer estates.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at 296A Compassvale Crescent?

Rental yield for HDB units in Compassvale typically ranges between 3% and 5% per annum, depending on purchase price and achievable monthly rental. The compact floor area at this address suggests a monthly rental band that, when annualised and divided by purchase price, may deliver yields in the mid-4% range—competitive for mature HDB estates but lower than emerging town locations with higher absolute rents. Investors should obtain recent comparable rental data for similar-sized units in Compassvale to model expected cashflow and verify yield assumptions before purchase. Additionally, investors must budget for property tax, maintenance contributions, and potential vacancy periods, which compress net yield below gross rental calculations.

How does the price per square foot at 296A Compassvale Crescent compare to recent transactions in Compassvale?

Compassvale has accumulated decades of transaction data, enabling robust psf comparisons. Recent resale transactions for HDB units in the estate typically range between S$550 and S$750 per square foot, depending on unit type, floor level, and lease remaining. Units at 296A Compassvale Crescent should be benchmarked against recent arm's-length sales (typically available via HDB resale records or published transaction databases) to determine whether pricing represents value or premium relative to neighbourhood standards. Investors and buyers are advised to commission a professional valuation or cross-reference at least three comparable recent transactions to contextualise pricing and ensure competitive positioning in the market.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 296A Compassvale Crescent as a second residential property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at 20% on top of standard Buyer's Stamp Duty, materially increasing acquisition costs. On a purchase price of approximately S$100,000–S$120,000 (indicative range for compact HDB units in Compassvale), ABSD at 20% would add S$20,000–S$24,000 to closing costs. This additional duty must be factored into the overall investment capital required and impacts the breakeven timeline for recovering the extra acquisition expense through rental income or capital appreciation. First-time homebuyers purchasing their first residential property are exempt from ABSD, making the distinction between first and subsequent property purchases material to financial planning.

What lease decay risks should I consider, and how will remaining tenure affect resale value?

As an HDB property, units at 296A Compassvale Crescent are held on a 99-year lease, with remaining tenure dependent on the original grant date. Compassvale was developed in the 1980s–1990s, meaning many units now have 70–80 years of lease remaining—approaching the threshold where banks begin to restrict financing and resale demand softens. Properties with less than 80 years remaining typically experience progressively steeper price compression, with some buyers and mortgagees withdrawn entirely once tenure falls below 60 years. Investors and owner-occupiers should verify the exact remaining lease and model capital value decline as tenure erodes; a property purchased today with 75 years remaining may be worth 15–25% less in ten years purely due to lease decay, independent of market appreciation.

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

Proximity to MRT or LRT stations historically drives rental demand and capital value in Singapore HDB estates. Compassvale LRT Station on the SE1 line provides direct connectivity to Sengkang, Punggol, and onward links to the broader network, making the 480-metre walkability to 296A Compassvale Crescent a significant locational advantage. Properties within 500 metres of a station typically command 10–15% premiums over equivalent units further inland, and rental demand is consistently stronger due to commuter appeal. However, this premium is gradually reflected in current pricing, meaning capital appreciation driven primarily by station proximity has largely been captured. Future appreciation would depend on broader neighbourhood supply constraints, lease longevity, and general HDB market dynamics rather than transport-driven revaluation.

Is 296A Compassvale Crescent suitable for first-time buyers, upgraders, HNW investors, or owner-occupiers seeking rental income?

Units at 296A Compassvale Crescent suit different buyer profiles distinctly. First-time buyers benefit from the mature estate infrastructure, affordability relative to newer towns, and transport connectivity—though lease decay is a medium-term consideration. Upgraders downsizing from larger units or entering a pure investment mode will appreciate the compact layout and lower absolute outgoings, though must evaluate whether the unit meets current household needs. High-net-worth investors may view the development as a secondary investment yielding 4–5% with low volatility, though absolute rental income is modest; HNW capital might achieve higher returns in larger units or premium locations. Owner-occupiers seeking rental income face the reality that compact HDB units yield modest absolute rents, making the strategy viable only as a long-term holding aligned with capital appreciation rather than yield extraction.

What TDSR and financing headroom should I expect at typical purchase prices for this development?

For an HDB unit at 296A Compassvale Crescent with an estimated purchase price in the S$100,000–S$130,000 range, a 80% loan-to-value mortgage (typical HDB lending) would equate to S$80,000–S$104,000 financed. At prevailing HDB mortgage rates (approximately 2.0–2.5%), monthly repayment would be roughly S$650–S$850. Total Debt Service Ratio (TDSR) restrictions cap total monthly debt (mortgage, credit cards, personal loans, car loans) at 55% of gross monthly income; an applicant requiring S$800 monthly mortgage servicing would need gross monthly income of at least S$1,450 to comfortably comply. Investors securing investment mortgages (slightly higher rates) and owner-occupiers with existing debt face tighter constraints. First-time buyers often access HDB grants and subsidies that reduce effective purchase prices, improving financing headroom and TDSR compliance.

How does 296A Compassvale Crescent compare to competing HDB developments in the same district?

Compassvale competes with nearby Sengkang estates including Rivervale, Anchorpoint, and Fernvale—all mature neighbourhoods with established infrastructure and proven rental markets. Rivervale and Anchorpoint offer slightly newer construction and potentially more amenities, but command comparable or modestly higher psf pricing. Fernvale is similarly mature but somewhat less dense. Sengkang Central, the newer retail and transport interchange in Sengkang town, has elevated amenities but is not directly comparable given its mixed-use nature. Within the immediate Compassvale vicinity, unit availability and pricing at 296A Compassvale Crescent should be directly compared to immediate neighbours and recent Compassvale sales; the estate's homogeneity means within-estate comparisons are often more relevant than cross-estate comparisons.

Are higher floor levels or specific unit stacks at 296A Compassvale Crescent better value, and why?

Within HDB estates, higher floors typically command 3–8% premiums over ground-level equivalents due to perceived security, privacy, and natural light benefits. Mid-stack floors (levels 8–15) often represent optimal value, offering privacy and view benefits without the premium attached to penthouse levels. Ground-level units and those near staircases attract modest discounts but may suit elderly occupants or those prioritising accessibility. For rental investors, ground-level units sometimes underperform in tenant appeal, potentially widening vacancy periods; conversely, they appeal to tenants with mobility constraints, balancing demand. Without additional architectural information about 296A Compassvale Crescent's specific stack, investors should obtain listing data by floor and compare historical price differences to identify value zones and tailor acquisition strategy accordingly.

What is the future supply pipeline in Sengkang, and could new HDB developments impact 296A Compassvale Crescent's resale value?

Sengkang is a mature town where new HDB supply has slowed significantly compared to the 1990s–2010s development era. Future supply is expected primarily from estate rejuvenation programmes (SERS), which redevelop ageing blocks but do not materially increase net unit count in the town. Upcoming developments in adjacent Punggol and Hougang may exert marginal competitive pressure on Sengkang resale values, though these are distinct estates with different tenant demographics. The supply constraint in Sengkang generally supports baseline capital stability, as demolition and replacement do not outpace demand. However, broader HDB market policy shifts, evolving work-from-home patterns, and potential migration toward newer estates could suppress appreciation. For long-term investors, Sengkang's supply scarcity is a stabilising factor, though it does not guarantee capital gains in excess of inflation or broader property market returns.

Hdb Flat At 296A Compassvale Crescent — From S$850