Rent vs D19 Near district
Rents near district median
Compass Heights's latest 12-month median rent is $3,725 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Compass Heights rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 9 Sengkang Square Compass Heights Singapore 545075
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Quick summary about Compass Heights
Compass Heights is a 99-year leasehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 366 rentals and 87 sales.
- Latest 12M median rent is $3,725 per month from 62 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,450,000, with median sale PSF at $1,329 psf from 13 sales.
- Rent is up 10.8% over the last 3 months. Sale PSF is down 1.2% over the last 3 months.
Compass Heights Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -20.4%
Sale PSF below district median
Compass Heights's latest 12-month median sale PSF is $1,329 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.08%
Rent support above district screen
Gross yield is roughly 3.08% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 32.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -25.0%
Activity is lighter
30 recent transactions versus 40 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2000 matters most on sale price. Compare Compass Heights against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,725
Is the asking rent fair?
$3,550 to $3,900 is the first fair-rent band to check. Above $3,900 should have a visible reason.
Latest 12M median sale PSF $1,329 psf
Is the purchase price fair?
$1,410,000 to $1,490,000 and $1,290 to $1,370 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,600
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 32.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -25.0%
Is activity rising?
Activity is lighter. 30 recent transactions versus 40 in the prior 6-month view.
Compass Heights Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2000
Property type Apartment, Non-Landed Properties
Sales 87 resale transactions
Total sold value $125.9M
Compass Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 366 Jun 2021 to Jun 2026
Sale transactions 87 Jun 2021 to Jul 2026
Rent trend 10.8% Last 3 months
Sale PSF trend -1.2% Last 3 months
Compass Heights Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SENGKANG MRT STATION (NE16) 0.07 km away
BUANGKOK MRT STATION 0.91 km away
BUANGKOK MRT STATION (NE15) 1 km away
Schools nearby
COMPASSVALE PRIMARY SCHOOL 0.4 km away
SENG KANG PRIMARY SCHOOL 0.47 km away
NAN CHIAU PRIMARY SCHOOL 0.54 km away
SENG KANG SECONDARY SCHOOL 0.59 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 1.62 km away
PUNGGOL PARK CONNECTOR Park / green link · 1.67 km away
BUANGKOK HAWKER CENTRE Food centre · 0.94 km away
Compass Heights Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 97 rentals in view
Latest median sale PSF $1,337 psf 23 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,337 psf $1,770,000
Jun 2026 6 $3,600 1 $1,408 psf $970,000
May 2026 4 $3,000 1 $1,253 psf $1,295,000
Apr 2026 3 $4,000 1 $1,361 psf $2,108,888
Mar 2026 9 $3,750 0 - -
Feb 2026 4 $3,250 0 - -
Jan 2026 2 $3,050 2 $1,353 psf $1,160,000
Dec 2025 5 $3,600 3 $1,322 psf $1,750,000
Nov 2025 8 $3,750 2 $1,344 psf $1,185,000
Oct 2025 9 $4,200 0 - -
Sept 2025 3 $3,800 2 $1,068 psf $1,980,000
Aug 2025 2 $3,750 2 $1,174 psf $2,099,000
Projects Similar to Compass Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 Austville Residences 1.3 km away 326 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,277 psf
- Median rent
- $3,325
- Median sale PSF
- $1,314 psf
- Median rent
- $3,300
- Median sale PSF
- $1,329 psf
- Median rent
- $3,800
- Median sale PSF
- $1,243 psf
- Median rent
- $3,600
- Median sale PSF
- $1,032 psf
- Median rent
- $3,800
- Median sale PSF
- $1,253 psf
Compass Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,800 $2,783 95
2 bed $3,600 $3,403 142
3 bed $4,425 $4,170 104
4 bed $4,700 $4,760 25
Compass Heights Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $2,800 $2,809 78
700 to 800 sqft $2,700 $2,705 11
800 to 900 sqft $2,700 $2,540 5
900 to 1,000 sqft $4,000 $4,000 2
1,000 to 1,100 sqft $3,575 $3,343 104
1,100 to 1,200 sqft $3,800 $3,587 15
1,200 to 1,300 sqft $4,200 $4,028 56
1,300 to 1,400 sqft $4,300 $4,126 57
Compass Heights Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,510,000 $1,009 psf 34
06 to 10 $1,400,000 $1,196 psf 33
11 to 15 $1,440,000 $1,145 psf 20
Compass Heights Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Compass Heights shows a latest 12-month median monthly rent of $3,725 across 62 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,725
Rentals in period 62
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Compass Heights show a median price of $1,450,000 and $1,329 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,450,000
Latest 12M median PSF $1,329 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2000 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Compass Heights has 87 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $125.9M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Compass Heights numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,725/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,329 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Compass Heights against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Compass Heights FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Compass Heights?
Compass Heights has a latest 12-month median monthly rent of $3,725 across 62 rentals in that period.
What is the typical sale price at Compass Heights?
The latest 12-month median sale price for Compass Heights is $1,450,000, based on 13 sales in that period.
What is the median sale PSF at Compass Heights?
The latest 12-month median sale price per square foot for Compass Heights is $1,329 psf. The average for the same period is $1,299 psf.
Is Compass Heights freehold or leasehold?
Compass Heights is listed as 99-year leasehold from 2000. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Compass Heights located?
Compass Heights is located at 9 Sengkang Square Compass Heights Singapore 545075 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Compass Heights transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.