How much should I offer for a resale 5-room HDB unit at Compassvale Link on level 16, considering the transaction history for similar units in the last 6 months and the need to reinstate one bedroom that has been converted into a walk-in wardrobe?

To determine a reasonable offer for a 5-room HDB resale unit at Compassvale Link, especially considering the unit is on the 16th floor and one bedroom has been hacked down to create a walk-in wardrobe, here are some key points to consider:

Recent Transaction Prices

• In the last 6 months, 5-room HDB units at Compassvale Link have transacted at various prices. For example:
  • A 5-room unit at Block 268C, built in 2006, sold for $725,000 in January 2024.
  • Another 5-room unit at Block 269A, built in 2006, sold for $710,000 in January 2024.
  • A unit at Block 268C, built in 2006, sold for $740,000 in February 2024.

Average and Range

• The average resale price for 5-room units at Compassvale Link over the last 3 years is around $682,205, with a range of $565,000 to $780,000.

Floor Level and Condition

• Since the unit is on the 16th floor, it may command a slightly higher price due to the better view and potentially quieter environment.
• However, the fact that one bedroom has been hacked down to create a walk-in wardrobe could affect the price negatively, as it reduces the functional bedroom space.

Adjustment for Hacked Bedroom

• Considering the loss of one bedroom, you might need to adjust your offer downward. A reasonable adjustment could be in the range of $20,000 to $50,000, depending on the overall condition and other amenities of the unit.

Recommended Offer

Given these factors, a reasonable offer for a 5-room HDB unit at Compassvale Link on the 16th floor, with one bedroom hacked down, could be in the range of $650,000 to $720,000. This takes into account the recent transaction prices, the floor level, and the adjustment for the modified bedroom.

It is always a good idea to consult with a real estate agent who can provide more specific advice based on the unit's condition and current market trends.