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HDB · 541185

Blk 185A Rivervale Cres

Project page · 99-year lease from 2000

Indicative value range
S$591,736 – S$635,568
Indicative mid S$624,076 · S$5,673 psm

Based on 21 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 183A01 TO 03110 sqmS$565,000S$5,136 psm×1.000S$5,136 psm
Oct 2026Blk 157D10 TO 12112 sqmS$625,000S$5,580 psm×1.000S$5,580 psm
Aug 2026Blk 158A01 TO 03111 sqmS$585,000S$5,270 psm×1.000S$5,270 psm
Jul 2026Blk 184B13 TO 15110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jul 2026Blk 183A07 TO 09110 sqmS$590,000S$5,364 psm×1.000S$5,364 psm
Jun 2026Blk 184A16 TO 18110 sqmS$630,000S$5,727 psm×0.999S$5,719 psm
Jun 2026Blk 183C04 TO 06110 sqmS$615,000S$5,591 psm×0.999S$5,583 psm
Jun 2026Blk 157C07 TO 09112 sqmS$650,000S$5,804 psm×0.999S$5,795 psm
May 2026Blk 158A13 TO 15110 sqmS$633,000S$5,755 psm×0.999S$5,746 psm
May 2026Blk 157C04 TO 06110 sqmS$625,000S$5,682 psm×0.999S$5,673 psm
Apr 2026Blk 157B01 TO 03111 sqmS$598,000S$5,387 psm×0.999S$5,379 psm
Mar 2026Blk 158D13 TO 15109 sqmS$638,000S$5,853 psm×0.996S$5,827 psm
Mar 2026Blk 184B04 TO 06110 sqmS$625,000S$5,682 psm×0.996S$5,657 psm
Mar 2026Blk 184A13 TO 15110 sqmS$630,000S$5,727 psm×0.996S$5,702 psm
Mar 2026Blk 157B07 TO 09112 sqmS$650,000S$5,804 psm×0.996S$5,778 psm
Feb 2026Blk 158D16 TO 18111 sqmS$680,000S$6,126 psm×0.996S$6,099 psm
Jan 2026Blk 14813 TO 15116 sqmS$658,000S$5,672 psm×0.996S$5,647 psm
Jan 2026Blk 157B10 TO 12111 sqmS$652,000S$5,874 psm×0.996S$5,848 psm
Jan 2026Blk 185A07 TO 09110 sqmS$590,000S$5,364 psm×0.996S$5,340 psm
Dec 2025Blk 14201 TO 03122 sqmS$640,000S$5,246 psm×0.995S$5,218 psm
Dec 2025Blk 14807 TO 09116 sqmS$670,000S$5,776 psm×0.995S$5,745 psm

How accurate is this estimate for Rivervale Cres?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 122 sales in Rivervale Cres since.

Median error
2.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.35% gross yield

S$39,600 of rent a year against the estimate above · 0.43 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 75 approvals in the last year.

In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.92%, from 23 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026185A5 ROOMS$3,700
Sept 2026162A5 ROOMS$3,300
Sept 2026183B5 ROOMS$3,000
Aug 2026158B5 ROOMS$3,400
Aug 2026157B5 ROOMS$3,300
Aug 2026157C5 ROOMS$3,300
Aug 2026183C5 ROOMS$3,300
Aug 2026183B5 ROOMS$3,300

median of 75 HDB rental approvals for 5 ROOM on Rivervale Cres since 2025-11.

Buying or selling at S$624,076?

Buying: Stamp duty on S$624,076 · Cash and CPF needed on S$624,076 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$624,076.

Each opens with this figure filled in; change anything there.

Primary schools near 185a Rivervale Cres

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 185A · 4 ROOM · 07 TO 09 · Model A · 74 years left
91 sqmS$525,000S$5,769 psm
Jan 2026
Blk 185A · 5 ROOM · 07 TO 09 · Improved · 74 years left
110 sqmS$590,000S$5,364 psm
Jul 2025
Blk 185A · 5 ROOM · 01 TO 03 · Improved · 74 years left
110 sqmS$605,000S$5,500 psm
Jan 2025
Blk 185A · 5 ROOM · 10 TO 12 · Improved · 75 years left
109 sqmS$610,000S$5,596 psm
May 2024
Blk 185A · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$568,000S$5,164 psm
Apr 2024
Blk 185A · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$545,000S$4,955 psm
Jan 2024
Blk 185A · 5 ROOM · 01 TO 03 · Improved · 76 years left
109 sqmS$545,000S$5,000 psm
Jan 2024
Blk 185A · 5 ROOM · 04 TO 06 · Improved · 76 years left
109 sqmS$535,000S$4,908 psm
Jul 2023
Blk 185A · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$540,000S$4,909 psm
May 2023
Blk 185A · 4 ROOM · 13 TO 15 · Model A · 77 years left
91 sqmS$480,000S$5,275 psm
Oct 2022
Blk 185A · 4 ROOM · 04 TO 06 · Model A · 77 years left
91 sqmS$462,000S$5,077 psm
Aug 2022
Blk 185A · 5 ROOM · 13 TO 15 · Improved · 77 years left
109 sqmS$535,000S$4,908 psm
See more

Showing 12 of 47.

Sale prices as filed in caveats.

Where the lease takes this

About 72 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years67 yearsS$598,744S$661,062S$712,840S$728,464
10 years62 yearsS$579,787S$706,758S$821,807S$858,227
20 years52 yearsS$533,681S$793,021S$1,072,219S$1,169,360

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.