209b Compassvale Lane 542209, Sengkang Town Centre, North-east Region, Singapore
$700,000
High Floor 4A Corner Unit – A Bright & Breezy Comfortable Home. [Property Info]: - 3 Bedrooms | 2 Bathrooms | Size: 990sqf - 3 mins walk to Ranggung LRT station (one stop from Sengkang MRT) - Efficient layout, no awkward corners - Windows: North-facing; Main door (inside): Southeast-facing - Requires 3 months extension - Open to all ethnic groups (from April 2026) Well-presented 3-bedroom layout offering privacy and natural light. Practical orientation with North-facing windows and a Southeast-facing main door enhances airflow and comfort. A rare corner unit, offering privacy and everyday convenience for couples and young families. Nearby Schools: - North Vista Sec (0.30km), Sengkang Sec (0.31km) - North Vista Pri (0.33km), MOE Kindergarten @ North Vista (0.33km) - North Spring Pri (0.60km), Sengkang Pri (0.64km) - Multiple preschools within 0.65–0.97km, plus CHIJ St. Joseph’s Convent (0.97km) MRT/LRT: - Ranggung (0.19km), Kangkar (0.38km), Buangkok (0.64km) - Bakau (0.87km), Sengkang (0.91/0.95km), Renjong (0.97km) Disclaimer: Images have been enhanced using AI-assisted digital decluttering for presentation purposes. Buyers are advised to rely on physical viewing for the property’s actual condition. Arrange your exclusive viewing today. Contact EVON CHIANG at 8282.2989.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$674,534
S$681 psf
Asking Price
S$700,000
S$707 psf
vs Market
+3.8%
vs Last Done
+11.2%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Buangkok
665m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$636
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$681
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 209B COMPASSVALE LANE Floor 10 TO 12 | 990sqft | S$630,000 | ▼S$636 -6.6% vs FV | 99yr from 2011 |
Feb 2026 | Blk 209B COMPASSVALE LANE Floor 10 TO 12 | 990sqft | S$630,000 | ▼S$636 -6.6% vs FV | 99yr from 2011 |
Blk 209B COMPASSVALE LANE
Feb 2026 · Floor 10 TO 12
-6.6% vs FV
Blk 209B COMPASSVALE LANE
Feb 2026 · Floor 10 TO 12
-6.6% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB property located in Sengkang, with a remaining lease of 82 years, presents a nuanced picture of the current real estate landscape. With an estimated value of $674,534, translating to $681 per square foot, this property reflects a 3.8% difference from the baseline market price, suggesting a slight premium in its current valuation. The relatively low model confidence, attributed to the limited data set with only one recent resale transaction in the vicinity, necessitates caution for prospective buyers or investors.
The remaining lease period of 82 years is a critical factor influencing both the property’s current market value and its long-term investment potential. Generally, properties with longer leases tend to command higher prices, as they provide assurance of tenure to buyers. However, the low confidence level in this valuation underscores the importance of monitoring broader market dynamics and comparable sales in the area. As the Sengkang region continues to evolve with infrastructural developments and community enhancements, stakeholders should remain vigilant to shifts that could impact future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.