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HDB · 540103

Blk 103 Rivervale Walk

Project page · 99-year lease from 1999

Indicative value range
S$908,199 – S$968,440
Indicative mid S$956,528 · S$6,736 psm

Based on 7 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 10204 TO 06142 sqmS$980,888S$6,908 psm×1.000S$6,908 psm
Sept 2026Blk 10210 TO 12141 sqmS$970,000S$6,879 psm×1.000S$6,879 psm
Jun 2026Blk 10304 TO 06143 sqmS$886,000S$6,196 psm×1.000S$6,196 psm
May 2026Blk 10210 TO 12142 sqmS$960,000S$6,761 psm×1.000S$6,761 psm
May 2026Blk 10216 TO 18144 sqmS$970,000S$6,736 psm×1.000S$6,736 psm
May 2026Blk 10213 TO 15141 sqmS$930,000S$6,596 psm×1.000S$6,596 psm
Apr 2026Blk 10301 TO 03144 sqmS$860,000S$5,972 psm×1.000S$5,972 psm

How accurate is this estimate for Rivervale Walk?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Rivervale Walk since.

Median error
2.9%

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.

4.39% gross yield

S$42,000 of rent a year against the estimate above · 0.55 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 8 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 blocks. This town has too few such blocks to measure on its own.

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
Jul 2026102EXECUTIVES$4,000
Jul 2026103EXECUTIVES$3,500
Jun 2026103EXECUTIVES$3,500
Mar 2026102EXECUTIVES$3,500
Dec 2025103EXECUTIVES$3,000
Nov 2025103EXECUTIVES$3,650
Oct 2025102EXECUTIVES$4,050
Oct 2025102EXECUTIVES$3,000

median of 8 HDB rental approvals for EXECUTIVE on Rivervale Walk since 2025-10.

Buying or selling at S$956,528?

Buying: Stamp duty on S$956,528 · Cash and CPF needed on S$956,528 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$956,528.

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

Primary schools near 103 Rivervale Walk

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
Jun 2026
Blk 103 · EXECUTIVE · 04 TO 06 · Maisonette · 72 years left
143 sqmS$886,000S$6,196 psm
Apr 2026
Blk 103 · EXECUTIVE · 01 TO 03 · Maisonette · 72 years left
144 sqmS$860,000S$5,972 psm
Sept 2024
Blk 103 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left
141 sqmS$880,000S$6,241 psm
Jul 2024
Blk 103 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left
140 sqmS$870,000S$6,214 psm
Jul 2024
Blk 103 · EXECUTIVE · 01 TO 03 · Apartment · 74 years left
excluded: outlier
140 sqmS$790,000S$5,643 psm
Jun 2024
Blk 103 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left
140 sqmS$860,000S$6,143 psm
Jan 2024
Blk 103 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left
142 sqmS$880,000S$6,197 psm
Nov 2023
Blk 103 · EXECUTIVE · 10 TO 12 · Maisonette · 74 years left
145 sqmS$880,000S$6,069 psm
Apr 2023
Blk 103 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
142 sqmS$828,000S$5,831 psm
Apr 2023
Blk 103 · EXECUTIVE · 13 TO 15 · Apartment · 75 years left
144 sqmS$820,000S$5,694 psm
Apr 2023
Blk 103 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
141 sqmS$818,000S$5,801 psm
Jan 2023
Blk 103 · EXECUTIVE · 04 TO 06 · Maisonette · 75 years left
145 sqmS$802,888S$5,537 psm
Nov 2022
Blk 103 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
141 sqmS$810,000S$5,745 psm
Sept 2022
Blk 103 · EXECUTIVE · 01 TO 03 · Apartment · 76 years left
141 sqmS$668,000S$4,738 psm
Aug 2022
Blk 103 · EXECUTIVE · 10 TO 12 · Maisonette · 76 years left
145 sqmS$830,000S$5,724 psm
May 2022
Blk 103 · EXECUTIVE · 04 TO 06 · Maisonette · 76 years left
145 sqmS$775,000S$5,345 psm
May 2022
Blk 103 · EXECUTIVE · 13 TO 15 · Apartment · 76 years left
144 sqmS$722,800S$5,019 psm
See more

Showing 17 of 71.

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, 3.64% a yearmeasuredPrices 4% a year
5 years66 yearsS$917,605S$1,013,110S$1,097,217S$1,116,406
10 years61 yearsS$888,955S$1,083,631S$1,271,024S$1,315,870
20 years51 yearsS$818,718S$1,216,572S$1,673,718S$1,793,912

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.