Compass Heights Review — Sengkang Square · D19
HuatScore: 63/100 — Good
Is Compass Heights a good buy?
HuatScore rates Compass Heights 63/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2002
- Units: 448
- Developer: Frasers Centrepoint
- Avg PSF: ~$1,300 psf
- Price from: S$0.6M
Live market data
- Resale transactions (12mo): 13
- Recent resale PSF: ~$1,280 psf
- Gross rental yield: 3.5%
What works in its favour
- Both anchors locked in: 322m to COMPASSVALE PRIMARY SCHOOL and 68m (~1-min walk) to Sengkang MRT (Exit D). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +13% above local resale benchmark. Headroom for capital appreciation intact.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 13 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
Who Compass Heights suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
68m to Sengkang MRT. Rain also don't need umbrella. Prices going backwards though — wait for a better entry.