250 Compassvale Street 540250, Sengkang Town Centre, North-east Region, Singapore
$800,000
Cheap! Exe apt with super large living & dining areas and master room. No extension required. Unit features: - spacious, 1399sqft - original 3 bedrooms, thoughtfully reconfigured into an oversized master bedroom to create a walk-in wardrobe effect - large open-concept living & dining areas - good sized balcony for a mini home garden or relaxation space - bright & airy layout with excellent space optimisation - no need extension - no West sun, North East facing - low floor Convenient location: - close to childcare centres and family friendly amenities - primary schools: Compassvale | Sengkang | Rivervale | North Spring | Nan Chiau - secondary schools: CHIJ St. Joseph Convent | Compassvale | Sengkang | Edgefield | Nan Chiau High School - easy access to Sengkang MRT & Compassvale LRT - malls: Compass One | Rivervale Plaza Experience comfort in a vibrant community with everything you need at your doorstep. Don’t miss this opportunity to own a beautiful home. Contact Jace 9.8.1.6.6.4.4.1 for inquiries.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
14
Average Price
S3.9M
Total Value
S54.2M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 200 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$862,307
S$616 psf
Asking Price
S$800,000
S$572 psf
vs Market
-7.2%
vs Last Done
-8.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
200 comps
Nearest MRT
Sengkang
503m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
200 comparable transactions
S$576
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$616
Recent Comparable Transactions
10 shown · 200 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.9% vs FV | 99yr from 2003 |
Mar 2026 | Blk 139 RIVERVALE ST Floor 07 TO 09 | 1,518sqft | S$858,000 | ▼S$565 -8.3% vs FV | 99yr from 1999 |
Mar 2026 | Blk 137 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$865,000 | ▼S$566 -8.1% vs FV | 99yr from 1998 |
Feb 2026 | Blk 203D COMPASSVALE RD Floor 07 TO 09 | 1,399sqft | S$870,000 | ▲S$622 +1.0% vs FV | 99yr from 2001 |
Feb 2026 | Blk 250B COMPASSVALE ST Floor 13 TO 15 | 1,410sqft | S$848,000 | ▼S$601 -2.4% vs FV | 99yr from 2000 |
Feb 2026 | Blk 250D COMPASSVALE ST Floor 04 TO 06 | 1,410sqft | S$804,000 | ▼S$570 -7.5% vs FV | 99yr from 2000 |
Feb 2026 | Blk 226C COMPASSVALE WALK Floor 13 TO 15 | 1,518sqft | S$838,000 | ▼S$552 -10.4% vs FV | 99yr from 1999 |
Jan 2026 | Blk 306B ANCHORVALE LINK Floor 07 TO 09 | 1,378sqft | S$820,000 | ▼S$595 -3.4% vs FV | 99yr from 2001 |
Jan 2026 | Blk 302D ANCHORVALE LINK Floor 13 TO 15 | 1,399sqft | S$839,888 | ▼S$600 -2.6% vs FV | 99yr from 2001 |
Jan 2026 | Blk 205B COMPASSVALE LANE Floor 04 TO 06 | 1,539sqft | S$950,000 | ▲S$617 +0.2% vs FV | 99yr from 1999 |
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.9% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.9% vs FV
Blk 139 RIVERVALE ST
Mar 2026 · Floor 07 TO 09
-8.3% vs FV
Blk 137 RIVERVALE ST
Mar 2026 · Floor 13 TO 15
-8.1% vs FV
Blk 203D COMPASSVALE RD
Feb 2026 · Floor 07 TO 09
+1.0% vs FV
Blk 250B COMPASSVALE ST
Feb 2026 · Floor 13 TO 15
-2.4% vs FV
Blk 250D COMPASSVALE ST
Feb 2026 · Floor 04 TO 06
-7.5% vs FV
Blk 226C COMPASSVALE WALK
Feb 2026 · Floor 13 TO 15
-10.4% vs FV
Blk 306B ANCHORVALE LINK
Jan 2026 · Floor 07 TO 09
-3.4% vs FV
Blk 302D ANCHORVALE LINK
Jan 2026 · Floor 13 TO 15
-2.6% vs FV
Blk 205B COMPASSVALE LANE
Jan 2026 · Floor 04 TO 06
+0.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Sengkang, with a remaining lease of 75 years, stands at an estimated value of $862,307, translating to $616 per square foot (PSF). This assessment is based on a robust analysis of 200 recent HDB resale transactions in the vicinity, which provides a comprehensive understanding of the local market dynamics. The property currently exhibits a favorable market signal, classified as a Good Deal with a 7.2% difference from the baseline, indicating potential upward price movements in the near term. Such a valuation reflects strong demand for HDB properties in Sengkang, a region known for its vibrant community and accessibility.
The model confidence in this valuation is categorized as High, reinforcing the reliability of the data and the analysis conducted. The remaining lease period of 75 years positions this property favorably within the Singaporean real estate landscape, where longer leases are often favored by buyers seeking stability and longevity in their investments. Additionally, the continuing urban development in Sengkang enhances its appeal, as infrastructure improvements and amenities contribute to overall property value appreciation. Investors and homeowners alike should consider this valuation as a significant opportunity to engage with a highly competitive market segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.