Blk 186C Rivervale Dr
Project page · 99-year lease from 2001
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 186C | 10 TO 12 | 110 sqm | S$640,000 | S$5,818 psm | ×1.000 | S$5,818 psm |
| Aug 2026 | Blk 186C | 04 TO 06 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Aug 2026 | Blk 186C | 07 TO 09 | 110 sqm | S$645,000 | S$5,864 psm | ×1.000 | S$5,864 psm |
How accurate is this estimate for Rivervale Dr?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 89 sales in Rivervale Dr 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.
6.00% gross yield
S$38,400 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 118 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 145 | 5 ROOM | S$3,500 |
| Sept 2026 | 188B | 5 ROOM | S$3,350 |
| Sept 2026 | 122D | 5 ROOM | S$3,350 |
| Sept 2026 | 192C | 5 ROOM | S$3,300 |
| Sept 2026 | 197 | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 121 | 5 ROOM | S$3,100 |
median of 118 HDB rental approvals for 5 ROOM on Rivervale Dr since 2025-11.
Buying or selling at S$640,000?
Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,000.
Each opens with this figure filled in; change anything there.
Primary schools near 186c Rivervale Dr
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
- Rivervale Primary School · 31 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 376 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 533 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 641 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 732 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 796 m · no 2025 Phase 2C ballot
- Greendale Primary School · 841 m · no 2025 Phase 2C ballot
1 to 2 km
- Horizon Primary School · 1,121 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,158 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,310 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,379 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,433 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,492 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,550 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,632 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,633 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,752 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 186C · 5 ROOM · 10 TO 12 · Improved · 73 years left | 110 sqm | S$640,000 | S$5,818 psm |
| Aug 2026 | Blk 186C · 5 ROOM · 07 TO 09 · Improved · 74 years left | 110 sqm | S$645,000 | S$5,864 psm |
| Aug 2026 | Blk 186C · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$630,000 | S$5,727 psm |
| Aug 2025 | Blk 186C · 5 ROOM · 04 TO 06 · Improved · 74 years left | 110 sqm | S$625,000 | S$5,682 psm |
| Aug 2025 | Blk 186C · 5 ROOM · 10 TO 12 · Improved · 74 years left | 110 sqm | S$666,000 | S$6,055 psm |
| Aug 2025 | Blk 186C · 4 ROOM · 01 TO 03 · Model A · 74 years left | 91 sqm | S$555,000 | S$6,099 psm |
| Jan 2025 | Blk 186C · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$660,000 | S$6,000 psm |
| Dec 2024 | Blk 186C · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$628,000 | S$5,709 psm |
| May 2024 | Blk 186C · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Jan 2024 | Blk 186C · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$510,000 | S$5,667 psm |
| Jun 2023 | Blk 186C · 5 ROOM · 16 TO 18 · Improved · 77 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Jan 2023 | Blk 186C · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$546,888 | S$4,972 psm |
| Nov 2022 | Blk 186C · 5 ROOM · 16 TO 18 · Improved · 77 years left | 110 sqm | S$555,888 | S$5,054 psm |
| Sept 2022 | Blk 186C · 5 ROOM · 10 TO 12 · Improved · 77 years left | 110 sqm | S$550,000 | S$5,000 psm |
| Aug 2022 | Blk 186C · 4 ROOM · 07 TO 09 · Model A · 78 years left | 90 sqm | S$458,000 | S$5,089 psm |
| Jun 2022 | Blk 186C · 4 ROOM · 01 TO 03 · Model A · 78 years left | 90 sqm | S$440,000 | S$4,889 psm |
| Nov 2021 | Blk 186C · 5 ROOM · 01 TO 03 · Improved · 78 years left | 110 sqm | S$480,000 | S$4,364 psm |
| Nov 2021 | Blk 186C · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$480,000 | S$4,364 psm |
| Nov 2021 | Blk 186C · 4 ROOM · 01 TO 03 · Model A · 78 years left | 90 sqm | S$418,888 | S$4,654 psm |
Showing 19 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 186C · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 186C · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 186C · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 186C · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 186C · 5 ROOM | S$3,200 | — |
| Jan 2025 | Blk 186C · 5 ROOM | S$3,200 | — |
| Dec 2024 | Blk 186C · 4 ROOM | S$2,700 | — |
| Jun 2024 | Blk 186C · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 186C · 5 ROOM | S$3,150 | — |
| Mar 2024 | Blk 186C · 5 ROOM | S$2,800 | — |
| Nov 2023 | Blk 186C · 5 ROOM | S$3,200 | — |
| Jun 2023 | Blk 186C · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 186C · 5 ROOM | S$2,800 | — |
| Dec 2022 | Blk 186C · 4 ROOM | S$2,300 | — |
| Jun 2022 | Blk 186C · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 186C · 5 ROOM | S$3,000 | — |
| Mar 2022 | Blk 186C · 5 ROOM | S$1,900 | — |
| Dec 2021 | Blk 186C · 4 ROOM | S$2,200 | — |
| Dec 2021 | Blk 186C · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 186C · 5 ROOM | S$2,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 73 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$614,022 | S$677,929 | S$731,028 | S$747,051 |
| 10 years | 63 years | S$594,581 | S$724,791 | S$842,776 | S$880,125 |
| 20 years | 53 years | S$547,298 | S$813,256 | S$1,099,577 | S$1,199,197 |
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.