224c compassvale walk level 1 to 5 report

7/28/2019 224C Compassvale Walk Level 1 to 5 Report

1/27

Jam

esYu@

9176965

0

Compassvale Walk Report

Powered by StreetSine

James Yu

CEA Reg No: R046045E

Mobile: 91769650

Prepared for James Yu on Jul 13, 2012

Information contained is for general purposes only and does not constitute any investment advice

1 of 27

Property Summary Sheet

Level Pricing

HDB Address : 224C Compassvale Walk, Level 1 to 5, HDB 5 Rooms (121 sqm / 1302 sqft)

Median Price* based on recent transactions : $ 499,968 ($ 384 psf, 1302sqft)

*Based on a median PSF of$384 psffor similar transactions sold in Compassvale Walk within the last 12 months.

Median Asking Price^ based on current listings : $ 546,840 ($ 420 psf, 1302sqft)

^Based on median asking $420 psffor currently active listings in Compassvale Walk that are in the market for less than 2 months.

Estate Transactions

Address Flat Model Size Price PSF Lease Resale

236 Compassvale Walk, Level 16 to 20 Improved 1,324sqft (123sqm) $530k $400 1999 Jun 2012

225B Compassvale Walk, Level 6 to 10 Improved 1,238sqft (115sqm) $500k $404 1999 Jun 2012

224A Compassvale Walk, Level 1 to 5 Improved 1,324sqft (123sqm) $512k $387 1999 Jun 2012

Compare Nearby Estates

Estate Avg PSF Median Price Median Asking Rent

Compassvale Walk $394 (Jun 12) $512,000 (Jun 12) $2,600

Rivervale Street $371 (Jun 12) $480,000 (Jun 12) $2,750

Compassvale Lane $404 (Apr 12) $535,000 (Apr 12) $2,400

Rivervale Drive $389 (Jun 12) $478,000 (Jun 12) $2,600

Compassvale Street $392 (Jun 12) $475,000 (Jun 12) $2,850

Rivervale Walk $392 (Jun 12) $510,000 (Jun 12) $2,650

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.
http://www.streetsine.com/static/home2/map.jsp#estate-3862http://www.streetsine.com/static/home2/map.jsp#estate-3862http://www.streetsine.com/static/home2/map.jsp#estate-3446http://www.streetsine.com/static/home2/map.jsp#estate-3446http://www.streetsine.com/static/home2/map.jsp#estate-3856http://www.streetsine.com/static/home2/map.jsp#estate-3856http://www.streetsine.com/static/home2/map.jsp#estate-3441http://www.streetsine.com/static/home2/map.jsp#estate-3441http://www.streetsine.com/static/home2/map.jsp#estate-3859http://www.streetsine.com/static/home2/map.jsp#estate-3859http://www.streetsine.com/static/home2/map.jsp#estate-3449http://www.streetsine.com/static/home2/map.jsp#estate-3449


2/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



2 of 27

Getting the Most Out of the Home Report

This home report provides data on 224C Compassvale Walk, Level 1 to 5 (HDB 5 Rooms). Transaction

data is last updated on 12 Jul 12 from official sources. Listing data is updated as of the moment thisreport is prepared. For information on the data, please see the footnotes contained within this report.

The intent of this report is to provide you with important information that will help you

A. Price Compassvale Walk for buy, sell or rent

B. Compare it with other similar estates.

Please keep in mind that it is impossible to derive the undisputed value of a home solely from market

data. Ultimately, each real estate transaction is unique, with the buyer and seller making the marketby agreeing on a price that is mutually acceptable. Therefore, we believe home pricing is a

combination of quantitative analysis and qualitative judgment. The Home Report helps you analyze the

numbers, but that is only part of the pricing process. You must also use your judgment, along with

that of trusted advisors, to arrive at a pricing solution that takes into consideration the market

numbers and the unique characteristics of the property.

The Home Report is organized into the following sections:

(1) Basic Information

(2) Pricing to buy or sell

(3) Renting

In analyzing the numbers found in the Home Report, we recommend that you follow these steps:

1. Understand the big picture. What direction are residential prices moving?

2. Identify HDB 5 Rooms estates that are similar, or comparable, to Compassvale Walk. Then,

compare recent sale prices.

3. Identify the prices that similar, or comparable, units within Compassvale Walk sold for, in the

recent past.

4. Determine a Possible Price for your unit. Then compare that price with other pricing data

points identified in the Home Report. Keep in mind market direction.

5. For renters, understand steps (1) (4) from the rental perspective.

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.
http://www.streetsine.com/static/home2/map.jsp#search-543224


3/27


4/27


5/27


6/27


7/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



7 of 27

1.2 What are HDB 5 Rooms prices doing in Compassvale Walk?

Latest Avg PSF: $394 psf(Jun 12)

This graph shows the latest recorded monthly average PSF (Price per Square Foot) in the estate. It

was calculated by taking the average PSF of resale units sold within each month.

The table below lists the monthly average PSF and monthly median price data for the last 15 months

shown in the chart.

Month Median Price Average PSF Number of Sales

Jun 12 $512,000 $394 5

May 12 $505,000 $408 1

Apr 12 $525,000 $409 3

Mar 12 $517,500 $399 4

Feb 12 $540,000 $411 1

Jan 12 $534,000 $405 2

Dec 11 $507,500 $390 2

Nov 11 $520,000 $395 3

Oct 11 $522,500 $401 4Sep 11 $504,000 $395 2

Aug 11 $500,000 $377 3

Jul 11 - - 0.0

Jun 11 $555,000 $408 3

May 11 $502,500 $381 4

Apr 11 $481,000 $369 6

HDB 5 Rooms in Compassvale Walk went up by 0.5% in Jun 12. It is calculated by comparing the

average PSF for the latest month (Jun 12) against the average PSF in the last 15 months. The 15-month period is illustrated in the table above.

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


8/27


9/27


10/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



10 of 27

1.3 Which HDB estates are similar to Compassvale Walk?

Comparable estates are HDB 5 Rooms that are similar in location, housing type, and age. In

establishing a price for a unit in Compassvale Walk, it is useful to compare Compassvale Walk estate

with other HDB 5 Rooms estates. By looking at the prices of properties sold in comparable estates, it

is possible to establish a price range for your unit in Compassvale Walk. Note that this comparison

only takes into account historical sale numbers for the entire estate. So it is only one data point to

consider. Later we will drill down to comparables at the unit level. Here is a description of the estates

that are most comparable to Compassvale Walk. In the next question, we will compare the prices

between the estates.

Estate Lease City Distance

A Compassvale Walk 1999 10.59 km

B Rivervale Street

(0.23 km away)

1999 10.72 km

C Compassvale Lane

(0.58 km away)

1999 10.01 km

D Rivervale Drive

(0.48 km away)

2000 10.58 km

E Compassvale Street

(0.36 km away)

2001 10.86 km

F Rivervale Walk

(0.68 km away)

1999 9.93 km

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.
http://www.streetsine.com/static/home2/map.jsp#estate-3862http://www.streetsine.com/static/home2/map.jsp#estate-3446http://www.streetsine.com/static/home2/map.jsp#estate-3856http://www.streetsine.com/static/home2/map.jsp#estate-3441http://www.streetsine.com/static/home2/map.jsp#estate-3859http://www.streetsine.com/static/home2/map.jsp#estate-3449


11/27


12/27


13/27


14/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



14 of 27

1.6 What did comparable units in other estates recently sell for?

Another point of interest is the range of prices for which comparable units (up to 20% size, 5.0

floors and 5 years difference) in similar estates were sold.

The table below shows up to 10 closest comparable units that were sold within the last 12 months.

The most recent transactions are shown at the top of the table.

Address Flat Model Size Price PSF Lease Resale

122E Rivervale Dr, Level 1 to 5 Improved 108 sqm (1,163 sqft) $462k $397 2000 Jun 2012

298B Compassvale St, Level 1 to 5 Premium

Apartment

114 sqm (1,227 sqft) $470k $383 2001 Jun 2012

252 Compassvale St, Level 1 to 5 Improved 115 sqm (1,238 sqft) $475k $384 2000 Jun 2012

298C Compassvale St, Level 1 to 5 Premium

Apartment

113 sqm (1,216 sqft) $471k $387 2001 Jun 2012

186C Rivervale Dr, Level 1 to 5 Improved 110 sqm (1,184 sqft) $447k $377 2001 Jun 2012

197 Rivervale Dr, Level 1 to 5 Improved 111 sqm (1,195 sqft) $493k $413 2001 Apr 2012

121A Rivervale Dr, Level 1 to 5 Improved 109 sqm (1,173 sqft) $450k $384 2000 Feb 2012

121 Rivervale Dr, Level 1 to 5 Improved 110 sqm (1,184 sqft) $465k $393 2000 Feb 2012

262A Compassvale St, Level 1 to 5 Improved 110 sqm (1,184 sqft) $510k $431 2001 Feb 2012

121A Rivervale Dr, Level 1 to 5 Improved 109 sqm (1,173 sqft) $445k $379 2000 Dec 2011

* Transacted prices include Cash over Valuation, if any, at that point of transaction.

The range of prices for which comparable units in similar estates sold was $445k-$510k.

The PSF range of comparable units in other similar estates was $377-$431.

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


15/27


16/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



16 of 27

1.8 What are sellers asking for in Compassvale Walk?

As of Jul 13, 2012, there are 25 active listings for sale in Compassvale Walk that are complete with

pricing and size information.

Total Listings in Compassvale Walk : 25

Asking Price Range : $495,000 - $650,000

PSF Range : $377 - $499

Days on Market (DOM)

Days on market describe the age of a property listing from its first posting. The table below shows a

summary of asking Price (first table) and asking PSF (second table) for all active listings inCompassvale Walk per the DOM interval. (refer to Annex for listing details)

Days on Market Min. Price Median Price Max. Price No. of listings

0-30 (1 mth) $500,000 $520,000 $650,000 14

31-60 (2 mths) $495,000 $512,500 $560,000 8

61-90 (3 mths) $510,000 $514,000 $518,000 2

91-120 (4 mths) - - - 0

121-150 (5 mths) $505,000 $505,000 $505,000 1

>151 (>6 mths) - - - 0

Total Listings 25

Days on Market Min. PSF Median PSF Max. PSF No. of listings

0-30 (1 mth) $378 $420 $499 14

31-60 (2 mths) $377 $429 $441 8

61-90 (3 mths) $385 $388 $392 2

91-120 (4 mths) - - - 0

121-150 (5 mths) $382 $382 $382 1

>151 (>6 mths) - - - 0

Total Listings 25

For listings with days on market less than 2 months, the median asking PSF is $420 psf. Based on

this amount, the median price based on listings for 224C Compassvale Walk, Level 1 to 5 is $ 546,840

($ 420 psf, 1302sqft).

Refer to Annex for details on all active listings.

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


17/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



17 of 27

1.9 (SUMMARY) How do the price ranges discussed earlier for 224C

Compassvale Walk, Level 1 to 5 compare with each other?

In the previous questions, we observed the price range of units that are comparable in size and floor

levels to our unit.

Each chart, below, combines all the data points into one visual. Ranges 1 & 2 are the HIGH/LOW

transactions ofsimilar units within the last 12 months in Compassvale Walk and other similar

estates respectively. Ranges 3 & 4 are the HIGH/LOW listing prices for Compassvale Walk and other

similar estates within the last 1 month. (Note: Listing prices cover ALL units regardless of size or

floor levels in the estate. Refer to Annex for individual listing details.)

Use these charts as a reference to arrive at a pricing solution in which you can take comfort.

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


18/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



18 of 27

2. Renting

2.1 What are HDB 5 Rooms rentals doing in SENGKANG?

Latest Median Rent: $2,400 (2012Q1)

224C Compassvale Walk, Level 1 to 5 is a HDB 5 Rooms unit in SENGKANG Town. This graph shows the

official median rent transacted every quarter in SENGKANG for the last 3 years. (Source: HDB)

The table below lists the official median rent transacted for the last 3 years shown in the graph.

Location Quarter Median Rent

SENGKANG (HDB 5 Rooms) 2012Q1 $2,400/month












James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


19/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



19 of 27

2.2 What are landlords asking for in Compassvale Walk and nearby

estates?

As of Jul 13, 2012, there are 88 active listings found in Compassvale Walk and other nearby estates

that are for subletting of the entire unit. The table shows the minimum, median and maximum asking

rents in these listings.

Refer to Annex for details of the listings, as well as other sublet listings for partial unit.

Min. Rent Median Rent Max. Rent No. of Listings

Compassvale Walk $2,500 $2,600 $2,850 13

Rivervale Street $2,300 $2,750 $3,000 4

Compassvale Lane $2,400 $2,400 $2,700 3

Rivervale Drive $1,600 $2,600 $3,000 40

Compassvale Street $2,300 $2,850 $3,300 14

Rivervale Walk $2,400 $2,650 $2,800 14

Total Listings 88

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


20/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



20 of 27

3. Uplift

3.1 How much more expensive are the nearby HDB Executive units?

The table below shows the top 5 HDB Executive estates that are closest in prices to 224C

Compassvale Walk, Level 1 to 5 and nearest to the estate.

Compared to a possible market price of $499,968 for 224C Compassvale Walk, Level 1 to 5, the

Topup Prices column shows the indicative topups that are required to upgrade to HDB Executive.

Location A in the map below refers to the original Compassvale Walk estate.

Type Estate Median Transacted Topup Prices

Upgrade to

HDB Executive

B. COMPASSVALE WALK

(0.3km away)

$595k [135sqm]

(May 12)

$595k - $500k

= $95k

Upgrade to

HDB Executive

C. RIVERVALE STREET

(0.5km away)

$602k [140sqm]

(Jun 12)

$602k - $500k

= $102k

Upgrade to

HDB Executive

D. COMPASSVALE STREET

(0.4km away)

$593k [136sqm]

(Jun 12)

$593k - $500k

= $93k

Upgrade to

HDB Executive

E. RIVERVALE DRIVE

(0.8km away)

$550k [131sqm]

(Jun 12)

$550k - $500k

= $50k

Upgrade to

HDB Executive

F. RIVERVALE CRESCENT

(0.8km away)

$585k [140sqm]

(Oct 11)

$585k - $500k

= $85k

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


21/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



21 of 27

Annex A

All listings are active as at Jul 13, 2012. They are last posted within 1 month from various sources.

Highlighted in yellow are the highest and lowest asking prices.

Sale Listings in Compassvale Walk and other comparable estatesSale Address Asking PSF Built

sqft

Bed-

rooms

Posted Days on

Market

Compassvale Walk, 226B $520k $420 1,227 3 Jul 11, 2012 29

Compassvale Walk, 239 $500k $422 1,184 3 Jul 9, 2012 13

COMPASSVALE WALK, 229 $510k $385 1,324 3 Jul 8, 2012 78

Compassvale Walk, 229 $518k $392 1,313 3 Jul 8, 2012 62

Compassvale Walk, 224C $510k $431 1,184 3 Jul 3, 2012 32

COMPASSVALE WALK, 229 $515k $435 1,184 3 Jul 3, 2012 44

Compassvale Walk, 224C $560k $430 1,292 3 Jul 2, 2012 35

COMPASSVALE WALK, 229 $480k - - - Jun 30, 2012 13


COMPASSVALE WALK, 226B $520k $420 1,238 - Jun 30, 2012 15

Compassvale Walk, 234 $548k $421 1,292 3 Jun 30, 2012 13

COMPASSVALE WALK, 241 CALL - 1,302 - Jun 29, 2012 14

Compassvale Walk, 224C $560k $430 1,292 3 Jun 27, 2012 16


COMPASSVALE WALK, 239 $528k - - 3 Jun 26, 2012 35




Compassvale Walk, 238 $560k - - 4 Jun 25, 2012 18

Compassvale Walk, 226B $520k $420 1,227 3 Jun 24, 2012 20



COMPASSVALE WALK, 241 CALL - - - Jun 22, 2012 21





COMPASSVALE WALK, 226B $520k $420 1,238 3 Jun 17, 2012 26


COMPASSVALE WALK, 226B $550k $445 1,227 - Jun 16, 2012 28



COMPASSVALE STREET, 262A $570k $481 1,184 3 Jul 13, 2012 24

Compassvale Street, 298D $490k $379 1,292 3 Jul 12, 2012 9


James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


22/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



22 of 27

Compassvale Street, 298A $500k $426 1,162 3 Jul 12, 2012 3

Rivervale Drive, 116C $503k $390 1,281 3 Jul 12, 2012 9



RIVERVALE WALK, 109 $510k $395 1,292 3 Jul 12, 2012 3

Rivervale Walk, 109 $510k $395 1,281 3 Jul 12, 2012 9

RIVERVALE WALK, 110 $520k $402 1,292 3 Jul 12, 2012 1

Rivervale Street, 128 $530k $411 1,281 3 Jul 12, 2012 9

RIVERVALE STREET, 133 $550k $419 1,302 3 Jul 12, 2012 20



Rivervale Drive, 193 $580k $490 1,184 3 Jul 12, 2012 1

RIVERVALE DRIVE, 192C CALL - - - Jul 12, 2012 1

RIVERVALE STREET, 128 CALL - 1,281 3 Jul 12, 2012 1

RIVERVALE DRIVE, 192C CALL - 1,238 3 Jul 12, 2012 88

Rivervale Drive, 116A $490k $396 1,227 3 Jul 11, 2012 38

Rivervale Drive, 187B $495k $418 1,184 3 Jul 11, 2012 9

Rivervale Drive, 187B $500k $422 1,184 3 Jul 11, 2012 10




Compassvale Street, 262B $535k $452 1,184 3 Jul 11, 2012 87










COMPASSVALE STREET, 298D $480k $391 1,216 - Jul 7, 2012 6







COMPASSVALE STREET, 298C $508k - - - Jul 6, 2012 14

RIVERVALE STREET, 128 $520k $399 1,292 3 Jul 6, 2012 17

Compassvale Street, 298B $530k $436 1,205 4 Jul 6, 2012 7


RIVERVALE DRIVE, 116C $500k $422 1,184 3 Jul 5, 2012 39

Compassvale Street, 253 $530k $448 1,184 3 Jul 5, 2012 12

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


23/27


24/27

Jam

esYu@

9176965

0



James Yu


Mobile: 91769650



24 of 27

COMPASSVALE STREET, 299A $490k $403 1,205 4 Jun 23, 2012 28

RIVERVALE DRIVE, 116A $500k $404 1,238 3 Jun 23, 2012 41

RIVERVALE DRIVE, 116C $508k $410 1,238 3 Jun 23, 2012 41

RIVERVALE STREET, 136 $525k $403 1,292 - Jun 23, 2012 20

COMPASSVALE STREET, 292B CALL - - - Jun 23, 2012 20

Rivervale Drive, 116C $500k $422 1,184 3 Jun 21, 2012 22

Rivervale Drive, 188D $520k $420 1,238 3 Jun 21, 2012 301


Rivervale Drive, 145 $505k $385 1,302 3 Jun 19, 2012 78





Rivervale Drive, 120B $550k $422 1,292 3 Jun 17, 2012 27

Compassvale Street, 291D $500k $422 1,184 3 Jun 16, 2012 30


RIVERVALE WALK, 111 CALL - - - Jun 16, 2012 27

RIVERVALE DRIVE, 116C CALL - 1,238 - Jun 16, 2012 27


Compassvale Street, 299B $500k $405 1,227 3 Jun 15, 2012 53

Compassvale Street, 291D $500k - - 3 Jun 15, 2012 30


MULTI STOREY CAR PARK, 297 CALL - - - Jun 15, 2012 28

Compassvale Street, 291D $500k $422 1,184 3 Jun 14, 2012 30

Compassvale Street, 291C $500k $384 1,292 3 Jun 14, 2012 29

Rental Listings in Compassvale Walk and other comparable estatesRental Address Asking PSF Built

sqft

Bed-

rooms

Posted

Compassvale Walk, 228A $2,660 $2.04 1,292 3 Jul 12, 2012

Compassvale Walk, 232 $2,850 $2.41 1,184 3 Jul 10, 2012

COMPASSVALE WALK, 225B $2,750 $2.09 1,302 3 Jul 4, 2012

Compassvale Walk, 225B $2,700 $2.06 1,302 3 Jun 30, 2012

Compassvale Walk, 225B $2,550 $2.15 1,184 3 Jun 27, 2012

Compassvale Walk, 228A $2,600 $2.00 1,292 3 Jun 25, 2012

Compassvale Walk, 228C $2,600 $2.17 1,195 3 Jun 23, 2012

COMPASSVALE WALK, 228C $2,600 $2.36 1,098 3 Jun 21, 2012

Compassvale Walk, 241 $2,500 $2.02 1,227 3 Jun 20, 2012

COMPASSVALE WALK, 228C $2,600 $2.17 1,195 3 Jun 19, 2012




Rivervale Drive, 116A $2,600 $2.20 1,184 3 Jul 12, 2012

Rivervale Drive, 122D $2,700 $2.28 1,184 3 Jul 12, 2012

James

Yu

(CE

AReg

No:

R046045E)(HP:

9176

9650)13Ju

l2012

.Thisreport

isforexc

lus

iveuse

by

James

Yu.


25/27


26/27


27/27

224c compassvale walk level 1 to 5 report

Documents