Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$3,800/mo

Other

110 sqft

S$950/mo – S$1,100/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$950 to S$3,800.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190 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.

299A Compassvale Street: A Closer Look at This Sengkang HDB Development

299A Compassvale Street represents an established HDB offering situated in the heart of Sengkang, one of Singapore's mature and increasingly sought-after residential precincts. This development occupies a distinctive position within the broader Compassvale estate, a neighbourhood that has undergone considerable development and rejuvenation over the past decade. The property's strategic address places residents within close proximity to essential urban amenities, transport networks, and community services that define modern Singapore living.

The location benefits significantly from its nearness to SE1 Compassvale LRT Station, positioned just 350 metres away—approximately a four-minute walk. This connectivity is a defining feature for prospective residents and investors alike, as the Sengkang West Line integration has substantially enhanced the accessibility of this entire district. The LRT connection provides seamless onward access to the broader MRT network, making commutes to commercial hubs, educational institutions, and recreational destinations considerably more manageable for working professionals and families.

Understanding the Property Type and Unit Configuration

As an HDB flat, 299A Compassvale Street falls within Singapore's public housing framework, a tenure category that appeals to a diverse cross-section of buyers. The units available at this development reflect the compact sizing that characterises many HDB offerings in mature estates—practical dimensions designed to optimise living efficiency whilst maintaining affordability. With areas around 110 square feet in certain units, the development caters particularly well to first-time buyers entering the property market, young couples, investors seeking entry-level rental assets, and established homeowners contemplating downsizing to reduce maintenance burdens and housing costs.

The modest footprint of individual units necessitates thoughtful interior planning and furnishing, yet this constraint appeals to buyers prioritising location and transport connectivity over expansive square footage. Many purchasers recognise that in Singapore's context, proximity to MRT stations and neighbourhood amenities often outweighs raw internal dimensions when evaluating long-term property value and lifestyle compatibility.

Market Positioning and Pricing Context

Rental yields and capital appreciation prospects for HDB properties in Sengkang remain competitive relative to other mature estates. Units at 299A Compassvale Street represent a mid-range entry point for investors building HDB portfolios, with pricing structured to reflect the development's established location, transport accessibility, and the inherent stability of public housing demand. The Sengkang precinct has consistently attracted rental interest from expatriates, young professionals, and students, sustaining healthy tenant demand across the estate.

For second-property purchasers acquiring such units as investment assets, it is critical to factor Additional Buyer's Stamp Duty (ABSD) into financial planning. Singapore Citizens purchasing a second residential property incur ABSD at the current rate of 20%, a substantial cost that materially impacts overall acquisition expenses and return-on-investment calculations. Buyers should engage financial advisers to model these stamp duty implications before committing to a purchase.

Lease Tenure and Long-Term Ownership Considerations

The lease structure governing 299A Compassvale Street is a paramount consideration for all buyers, particularly those with extended holding horizons. HDB properties typically operate under either a 99-year or 999-year lease framework, with significant implications for resale marketability and capital preservation as the lease matures. Properties approaching the final decades of a 99-year lease face declining valuations due to diminishing earning potential and reduced buyer interest, a phenomenon known as lease decay that can erode capital substantially.

Prospective purchasers must ascertain the exact lease commencement date and remaining tenure before proceeding. A property with robust lease remaining—ideally in excess of 80 years—presents considerably lower depreciation risk and stronger appeal to subsequent buyers. Conversely, properties with leases dipping below 60 years warrant cautious appraisal, as financing becomes constrained, buyer pools narrow, and valuations compress notably. This lease consideration is especially pertinent for investors planning to hold assets for 15 to 20 years before exit.

Transport Connectivity and Neighbourhood Demand Drivers

The four-minute walk to SE1 Compassvale LRT Station is a material demand driver for 299A Compassvale Street. Modern Singapore residents increasingly prioritise proximity to rapid transit, and the Sengkang West Line's presence has catalysed growing interest in this estate. The LRT connection reduces reliance on private vehicles, appeals to environmentally conscious buyers, and accelerates commute times to workplaces distributed across the island—factors that collectively support medium-term capital appreciation.

The maturity of the Sengkang neighbourhood also means that rental tenant pools remain substantial and diverse. Young professionals working in central business districts, students attending nearby educational establishments, and expatriates seeking convenient yet affordable accommodation consistently generate enquiry for HDB rentals in this precinct, underpinning stable rental returns for investor-purchasers.

Buyer Profiles and Suitability Assessment

299A Compassvale Street appeals to distinct buyer archetypes. First-time buyers entering Singapore's property market benefit from the development's affordability, HDB eligibility frameworks, and straightforward financing pathways through Housing and Development Board schemes. Upgraders—existing HDB residents seeking to move laterally within the HDB market or step up to private housing—may find compact units here suitable as transitional holdings or rental income generators. Young couples without children appreciate the location and manageable running costs. Downsizers transitioning from larger family properties view such units as right-sized alternatives reducing maintenance responsibilities whilst preserving housing investment exposure.

For investors, the development presents a lower-entry-cost opportunity into the rental market, with transport accessibility supporting consistent tenant demand. However, investment returns depend critically on accurate yield modelling, lease tenure verification, and realistic rental rate assumptions calibrated to current market conditions rather than historical benchmarks.

Financing, TDSR, and Acquisition Costs

Mortgage financing availability and Total Debt Servicing Ratio (TDSR) headroom are practical considerations affecting buyer accessibility. HDB properties typically attract competitive mortgage terms from institutional lenders, with loan-to-value ratios often reaching 80% or higher depending on borrower profile and lease remaining. Buyers should request pre-approval letters from their chosen financial institutions to confirm financing capacity before engaging in negotiations.

Acquisition costs extend beyond the purchase price to encompass stamp duty, legal fees, survey charges, and—critically for second-property buyers—the 20% ABSD levy. These layered costs can aggregate to 7-10% of the total purchase price, substantially impacting the overall capital requirement and net return for investor-purchasers. Careful budgeting and professional financial advisory input are indispensable to avoid financing surprises post-offer.

Comparative Market Position

The Sengkang precinct hosts multiple HDB developments of varying ages and configurations, creating an active micromarket where 299A Compassvale Street competes on location, lease tenure, and unit configuration. Neighbouring developments and resale transactions in the same ward provide relevant pricing benchmarks. Prospective buyers benefit from reviewing recent sold prices per square foot within the immediate locality to validate whether this development's asking rates represent fair value relative to comparable alternatives.

The broader northeast region has experienced healthy demand from both owner-occupiers and investors, reflecting favourable demographics, transport investments, and the progressive rejuvenation of mature estates. This trajectory supports optimistic long-term appreciation prospects, provided lease tenure remains robust and transport infrastructure continues to enhance accessibility.

Investment Returns and Rental Yield Expectations

Estimated rental yields for HDB units in Sengkang typically range from 3% to 5% gross annually, contingent upon exact unit size, floor level, and prevailing market conditions. The compact sizing of units at 299A Compassvale Street may command rental premiums from working professionals and students, potentially supporting yields at the upper end of this spectrum. However, yield calculations must incorporate all carrying costs—property tax, maintenance fees, potential void periods, and tenant acquisition expenses—to derive realistic net return figures.

Investor-purchasers should model multiple scenarios reflecting pessimistic, base-case, and optimistic rental rate assumptions, stress-testing returns against prevailing market conditions and anticipated medium-term shifts in tenant demand. Such disciplined financial modelling prevents over-optimistic acquisition decisions and ensures that purchase commitments align with genuine portfolio return targets.

Future Supply Pipeline and District Evolution

The Sengkang precinct continues to attract Housing and Development Board investment in estate upgrading and selective infill development. Future supply additions in the immediate vicinity may moderate price appreciation but simultaneously reinforce neighbourhood stability and sustained tenant demand. The ongoing maturation of the district, coupled with transport augmentations and community facility investments, positions Sengkang favourably for long-term residential demand. Prospective buyers may view 299A Compassvale Street as a positioning play within a neighbourhood expected to remain in favour across multiple property cycles.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 299A Compassvale Street as an investment property?

Gross rental yields for HDB units in the Sengkang precinct typically range between 3% and 5% annually, though the compact sizing of units at 299A Compassvale Street may appeal strongly to young professionals and students, potentially supporting yields at the higher end of that range. To arrive at meaningful net yield figures, you must deduct property tax, maintenance contributions, potential void periods between tenancies, and tenant acquisition costs from gross rental income. A unit priced conservatively at S$950 per month rental would require careful modelling against acquisition cost and ongoing carrying expenses to determine whether the net yield meets your portfolio target. Professional financial advisers recommend stress-testing yield assumptions across pessimistic, base-case, and optimistic scenarios rather than relying on single-point estimates, as market conditions and tenant demand can shift materially over your holding period.

How does the price per square foot at 299A Compassvale Street compare to recent HDB transactions in the same Sengkang ward?

The Sengkang precinct maintains an active resale market for HDB properties, with per-square-foot pricing varying considerably based on lease remaining, floor level, unit condition, and exact configuration. To benchmark 299A Compassvale Street fairly, you should request the estate agent to provide comparable recent transactions—ideally within the past three to six months—for units of similar lease tenure and size within the immediate vicinity. The Housing and Development Board's transaction history and public resale data offer objective reference points, though market microfluctuations mean that pricing can shift seasonally. Engaging an independent valuer familiar with the Sengkang market provides confidence that the development's asking prices reflect genuine market value rather than over-optimistic positioning.

What is the impact of Additional Buyer's Stamp Duty (ABSD) on acquisition costs if I am buying this as a second residential property?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty at the current rate of 20%, applied to the purchase price or market value, whichever is higher. For a unit at 299A Compassvale Street priced at S$950 per month (which typically implies a capital value in the low to mid-range for HDB), the ABSD liability could represent a substantial six-figure expense that materially impacts your total acquisition cost and financing requirement. Beyond ABSD, you will also incur standard Buyer's Stamp Duty, legal fees, and potential survey charges, collectively reaching 7-10% of the total purchase price. These layered costs must be factored into your financial planning before committing to an offer, and many buyers benefit from modelling the ABSD impact alongside mortgage financing to confirm that their overall capital requirement remains within comfort range.

What lease decay risk should I consider if acquiring 299A Compassvale Street with a 99-year lease?

Lease decay is a material concern for any 99-year leasehold property, as remaining lease duration directly influences resale value and marketability. As a lease approaches its final decades—typically below 60 years remaining—buyer pools narrow significantly, financing becomes increasingly constrained (most lenders cap loan-to-value ratios for short-lease properties), and per-square-foot valuations compress notably. A property with robust lease remaining (ideally exceeding 80 years) faces minimal depreciation risk over a 10-15 year holding horizon, but a property approaching 50-60 years remaining may experience annual value erosion of 1-2% or more as lease decay accelerates. You should request the exact lease commencement date and calculate remaining tenure before purchasing, and consider whether your intended holding period aligns with the property's lease profile—short-term investors may tolerate tighter leases than those planning 20+ year ownership.

How does proximity to SE1 Compassvale LRT Station influence demand and capital appreciation for units at this development?

The four-minute walk to SE1 Compassvale LRT Station is a material demand driver, as modern Singapore buyers and renters increasingly prioritise rapid-transit accessibility. The Sengkang West Line's presence has catalysed growing interest in the entire precinct, particularly among working professionals commuting to central business districts and students accessing educational institutions across the island. This transport convenience supports both sustained rental tenant demand and medium-term capital appreciation, as future transport augmentations and neighbourhood maturation reinforce the location's appeal. Properties within 5-10 minutes' walk of MRT stations typically command pricing premiums and experience more resilient value retention compared to distant alternatives, though this benefit is already priced into 299A Compassvale Street's positioning, meaning you should not assume outsized future appreciation driven solely by the existing LRT connection.

Which buyer profiles—first-timers, upgraders, downsizers, or investors—are best suited to 299A Compassvale Street?

The development appeals across multiple buyer archetypes, though suitability depends on individual circumstances. First-time buyers entering Singapore's property market benefit from the development's affordability, straightforward HDB financing pathways, and managed square footage that minimises complexity and running costs. Upgraders transitioning within the HDB market or stepping toward private housing may view units here as rental income generators or transitional holdings. Downsizers moving from larger family properties appreciate the right-sized footprint and reduced maintenance burden whilst preserving property investment exposure. Investors find particular appeal in the lower entry-cost and transport-supported rental demand, though investment viability hinges critically on accurate yield modelling and lease tenure verification. Each profile should prioritise confirming that lease remaining aligns with their intended holding horizon and that rental yield assumptions reflect realistic tenant demand and market conditions.

What TDSR headroom and financing capacity should I expect at typical price points for 299A Compassvale Street?

Total Debt Servicing Ratio (TDSR) regulations cap total monthly debt servicing at 60% of gross income for most borrowers, with HDB properties typically attracting favourable mortgage terms and loan-to-value ratios reaching 80% or higher. For a unit priced in the mid-range, a borrower with gross monthly income of S$5,000-S$6,000 might service a mortgage of S$250,000-S$300,000 comfortably within TDSR parameters, though exact headroom depends on existing debt obligations, interest rate assumptions, and individual lender criteria. Pre-approval from your chosen financial institution is essential before making offers, as it confirms precise financing capacity and prevents post-offer complications. Additionally, remember that acquisition costs extending beyond the purchase price—including the 20% ABSD levy for second-property buyers—require separate capital reserves, and many buyers find that total capital requirement (down payment plus acquisition costs plus buffer) exceeds their initial calculations if not modelled comprehensively.

How does 299A Compassvale Street compare to competing HDB developments in the immediate Sengkang vicinity?

The Sengkang precinct hosts multiple HDB estates and developments of varying ages, configurations, and lease profiles, creating a micromarket where 299A Compassvale Street competes on several dimensions. Recent resale transactions in neighbouring blocks provide direct pricing benchmarks, while unit configurations, floor levels, and lease remaining introduce variability in per-square-foot comparability. You should request comparative market analysis from estate agents familiar with the Sengkang market, reviewing at least 5-10 recent transactions in similar properties to establish realistic valuation bands. The broader northeast region's exposure to transport investments, estate upgrading, and demographic tailwinds means that competitive developments in the area typically track alongside each other in appreciation, though individual transaction timing, lease tenure, and unit condition introduce property-specific premiums or discounts around the market mean.

Which unit stack or floor level at this development offers optimal value, and does floor level materially affect resale desirability?

Floor level influences both valuation and buyer demand for HDB properties, with mid-level units (typically floors 5-10) commanding premiums over ground-level alternatives due to reduced noise, improved ventilation, and perception of safety. Top floors attract specific buyer cohorts seeking natural light and reduced overhead noise, though they may command lower valuations in some markets due to noise from roof structures or hotter interior temperatures. Ground and first-floor units often attract elderly buyers and those with mobility considerations, supporting rental demand from families with young children or disabled residents. Mid-level stacks generally offer optimal balance between buyer appeal and valuation, and comparison of asking prices across multiple floor levels within 299A Compassvale Street reveals typical premiums or discounts. Your personal preferences and investment thesis should guide selection—owner-occupiers may prioritise comfort factors, whilst investors should target floor levels offering best rental uptake relative to acquisition cost.

What future supply pipeline and district evolution should I factor into long-term ownership or investment decisions for this development?

The Sengkang precinct continues to attract Housing and Development Board investment in estate upgrading, selective infill development, and transport infrastructure augmentation. Future supply additions in the immediate vicinity will likely moderate annual price appreciation but simultaneously reinforce neighbourhood stability and sustain tenant demand across the broader estate. The ongoing maturation of the district, coupled with progressive enhancement of community facilities and transport connectivity, positions Sengkang favourably within medium to long-term residential demand cycles. Prospective owners may view 299A Compassvale Street as a positioning play in a neighbourhood expected to retain favour across multiple property cycles, though you should recognise that future supply moderates appreciation upside compared to emerging districts. Historical pricing trends in Sengkang and similar mature estates suggest that properties appreciate steadily in line with broader market cycles rather than exhibiting outsized capital gains, a reality that should inform your return expectations and time horizon.

Hdb Flat At 299A Compassvale Street — From S$950