RPS · Resale Project Scorecard
Compass Heights — Grade S
RPS score 7.81/10 · D19 · Hougang, Punggol, Sengkang · 536 units · scored across 7 weighted factors — methodology published.
99YR · NASIDON INVESTMENTS PTE LTD · TOP 2002
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.28% — near-median performance within its 2002-era cohort (41th percentile).
9 primary schools within 1km (nearest: COMPASSVALE PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children.
536 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
70m from Sengkang Lrt Stn (STC) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.55% — above-average income return.
99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.22km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Compassvale Primary School, SENG KANG Primary School, NAN Chiau Primary School, Springdale Primary School, North Spring Primary School, Rivervale Primary School, North Vista Primary School, Anchor Green Primary School, PALM VIEW Primary School.
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The verdict· Scores updated September 2026
Compass Heights scores 7.81 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 115th of 2,357 resale condos scored in Singapore and 30th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (5/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Compass Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 13 resale transactions, median $1,337 psf, median price $1.40M. Median PSF is up 7.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,239 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,322 psf | $1.45M |
| Jan–Mar 2026 | 2 | $1,353 psf | $1.16M |
| Apr–Jun 2026 | 3 | $1,361 psf | $1.29M |
| Jul–Sep 2026 | 3 | $1,337 psf | $1.75M |
| 12-month total | 13 | $1,337 psf | $1.40M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Compass Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 115th of 2,357, scores updated September 2026.
- Is Compass Heights a good buy in 2026?
- Compass Heights scores 7.81/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 115th of 2,357 Singapore resale condos and 30th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Compass Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 13 resale transactions at Compass Heights, at a median of $1,337 psf and a median price of $1.40M (range $1,161 psf to $1,424 psf). The median PSF is up 7.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,239 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Compass Heights from the nearest MRT station?
- The nearest rail stop to Compass Heights is Sengkang LRT (STC), about 70m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Compass Heights scores 10/10 on it.
- How does Compass Heights compare with Kovan Regency?
- Kovan Regency is the project scored next to Compass Heights on the District 19 ranking: 7.89 (Grade S) against Compass Heights's 7.81 (Grade S). Compass Heights scores higher on Project Size (10 vs 8) and Rental Yield (6 vs 4); Kovan Regency scores higher on Project's Historical Performance (5 vs 8) and Tenure (7 vs 8).
- Which primary schools are within 1km of Compass Heights?
- 9 primary schools are within 1km of Compass Heights: Compassvale Primary School, SENG KANG Primary School, NAN Chiau Primary School, Springdale Primary School, North Spring Primary School, Rivervale Primary School, North Vista Primary School, Anchor Green Primary School, PALM VIEW Primary School. 9 primary schools within 1km (nearest: COMPASSVALE PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children. Compass Heights scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Compass Heights, and how big is the project?
- Compass Heights is 99-year leasehold, completed in 2002, has 536 units, developed by NASIDON INVESTMENTS PTE LTD. 99YR tenure — about 73 years remaining; some long-term decay exposure but not imminent. 536 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Sengkang
Scored either side of Compass Heights in Hougang, Punggol, Sengkang
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