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HDB · 540132

Blk 132 Rivervale St

Project page · 99-year lease from 1999

Indicative value range
S$649,083 – S$688,394
Indicative mid S$681,629 · S$5,633 psm

Based on 10 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 12610 TO 12120 sqmS$675,000S$5,625 psm×1.000S$5,625 psm
Oct 2026Blk 13213 TO 15122 sqmS$695,000S$5,697 psm×1.000S$5,697 psm
Aug 2026Blk 12710 TO 12120 sqmS$680,000S$5,667 psm×1.000S$5,667 psm
Jul 2026Blk 13213 TO 15122 sqmS$705,000S$5,779 psm×1.000S$5,779 psm
Jul 2026Blk 12807 TO 09121 sqmS$720,000S$5,950 psm×1.000S$5,950 psm
Apr 2026Blk 13304 TO 06120 sqmS$620,000S$5,167 psm×0.999S$5,159 psm
Apr 2026Blk 12804 TO 06120 sqmS$630,000S$5,250 psm×0.999S$5,242 psm
Jan 2026Blk 13410 TO 12120 sqmS$680,000S$5,667 psm×0.996S$5,642 psm
Jan 2026Blk 12510 TO 12121 sqmS$650,000S$5,372 psm×0.996S$5,348 psm
Jan 2026Blk 12904 TO 06119 sqmS$647,000S$5,437 psm×0.996S$5,413 psm

How accurate is this estimate for Rivervale St?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 41 sales in Rivervale St since.

Median error
4.7%

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.

5.81% gross yield

S$39,600 of rent a year against the estimate above · 0.11 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 13 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 20261415 ROOMS$3,400
Jul 20261255 ROOMS$3,300
Jul 20261285 ROOMS$3,300
Jul 20261305 ROOMS$3,300
May 20261335 ROOMS$3,000
Apr 20261335 ROOMS$3,300
Mar 20261325 ROOMS$3,300
Mar 20261325 ROOMS$3,250

median of 13 HDB rental approvals for 5 ROOM on Rivervale St since 2025-11.

Buying or selling at S$681,629?

Buying: Stamp duty on S$681,629 · Cash and CPF needed on S$681,629 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$681,629.

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

Primary schools near 132 Rivervale St

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
Oct 2026
Blk 132 · 5 ROOM · 13 TO 15 · Improved · 72 years left
122 sqmS$695,000S$5,697 psm
Aug 2026
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 72 years left
100 sqmS$555,000S$5,550 psm
Jul 2026
Blk 132 · 5 ROOM · 13 TO 15 · Improved · 72 years left
122 sqmS$705,000S$5,779 psm
Jul 2026
Blk 132 · 4 ROOM · 01 TO 03 · Model A · 72 years left
100 sqmS$555,000S$5,550 psm
May 2025
Blk 132 · 4 ROOM · 10 TO 12 · Model A · 73 years left
101 sqmS$635,000S$6,287 psm
Nov 2024
Blk 132 · 5 ROOM · 04 TO 06 · Improved · 74 years left
120 sqmS$620,000S$5,167 psm
Dec 2023
Blk 132 · 4 ROOM · 07 TO 09 · Model A · 74 years left
100 sqmS$535,000S$5,350 psm
Feb 2023
Blk 132 · 4 ROOM · 07 TO 09 · Model A · 75 years left
101 sqmS$495,000S$4,901 psm
Jan 2023
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 75 years left
100 sqmS$475,000S$4,750 psm
Nov 2022
Blk 132 · 5 ROOM · 10 TO 12 · Improved · 76 years left
121 sqmS$570,000S$4,711 psm
Aug 2022
Blk 132 · 5 ROOM · 10 TO 12 · Improved · 76 years left
121 sqmS$542,000S$4,479 psm
Jun 2022
Blk 132 · 5 ROOM · 07 TO 09 · Improved · 76 years left
121 sqmS$525,000S$4,339 psm
Feb 2022
Blk 132 · 4 ROOM · 01 TO 03 · Model A · 76 years left
100 sqmS$437,000S$4,370 psm
Jan 2022
Blk 132 · 4 ROOM · 04 TO 06 · Model A · 76 years left
100 sqmS$433,000S$4,330 psm
See more

Showing 14 of 61.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$653,961S$722,026S$778,579S$795,644
10 years61 yearsS$633,256S$771,936S$897,595S$937,374
20 years51 yearsS$582,897S$866,155S$1,171,100S$1,277,200

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.