Overview & Key Facts
COMPASS HEIGHTS is a 99 yrs lease commencing from 2000 condominium at SENGKANG SQUARE in District 19 (OCR), developed by NASIDON INVESTMENTS PTE LTD (CENTREPOINT PROPERTIES LTD), comprising 536 units, completed in 2003.
Location & Connectivity
COMPASS HEIGHTS is approximately 70m from Sengkang MRT station, with 12 stations within 1.5 km.
Schools & Education
21 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Compassvale Primary School | Primary | 90m |
| Sengkang Green Primary School | Primary | 150m |
| Greendale Primary School | Primary | 160m |
| Greendale Secondary School | Secondary | 200m |
| Seng Kang Primary School | Primary | 250m |
| Compassvale Secondary School | Secondary | 260m |
| Sengkang Secondary School | Secondary | 410m |
| Anchor Green Primary School | Primary | 510m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,292 psf | $862,200 |
| 2 BR | 1 | $989 psf | $745,000 |
| 3 BR | 65 | $1,090 psf | $1,330,536 |
| 4 BR | 15 | $1,064 psf | $1,719,711 |
| 5+ BR | 10 | $825 psf | $1,937,000 |
Market Position
COMPASS HEIGHTS has recorded 96 sales at an average price of $1,424,026.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at COMPASS HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,726/mo | $862,200 | 3.79% |
| 2 BR | $3,324/mo | $745,000 | 5.35% |
| 3 BR | $4,062/mo | $1,330,536 | 3.66% |
| 4 BR | $4,760/mo | $1,719,711 | 3.32% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 26 | $887 psf | — |
| 2022 | 14 | $969 psf | ↑ 9.3% |
| 2023 | 18 | $1,114 psf | ↑ 15.0% |
| 2024 | 16 | $1,146 psf | ↑ 2.9% |
| 2025 | 18 | $1,233 psf | ↑ 7.6% |
| 2026 | 4 | $1,330 psf | ↑ 7.9% |
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COMPASS HEIGHTS prices sit at a fresh series high after a 7.9% gain on the prior period, now 50.0% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
Lease Analysis
With 73 years remaining on its 99-year lease, COMPASS HEIGHTS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 73 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters and yield-focused investors best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For empty nesters / downsizers, it can work — but weigh the trade-offs before committing.
long-term hold (10+ yr) and cpf-only buyers should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
COMPASS HEIGHTS is a 99 yrs lease commencing from 2000 development in District 19 (OCR), with 536 units, offering a gross yield of 2.9%.
At ~$1,251 psf, it represents a competitive entry point in the OCR segment.
Explore the full COMPASS HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing COMPASS HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for COMPASS HEIGHTS?
Is COMPASS HEIGHTS freehold?
What is the rental yield for COMPASS HEIGHTS?
Which MRT is nearest to COMPASS HEIGHTS?
Sources & Next Steps
- COMPASS HEIGHTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 96 transactions
- Rental data: 390 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 96 records analysed · Source: URA private-sale caveats