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HDB · 540109

Blk 109 Rivervale Walk

Project page · 99-year lease from 1999

Indicative value range
S$650,000 – S$688,524
Indicative mid S$680,000 · S$5,667 psm

Based on 9 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 10901 TO 03120 sqmS$680,000S$5,667 psm×1.000S$5,667 psm
Sept 2026Blk 11004 TO 06120 sqmS$650,000S$5,417 psm×1.000S$5,417 psm
Aug 2026Blk 10107 TO 09121 sqmS$710,000S$5,868 psm×1.000S$5,868 psm
Jun 2026Blk 11013 TO 15122 sqmS$700,000S$5,738 psm×1.000S$5,738 psm
Jun 2026Blk 11010 TO 12120 sqmS$645,000S$5,375 psm×1.000S$5,375 psm
May 2026Blk 10910 TO 12120 sqmS$688,000S$5,733 psm×1.000S$5,733 psm
Jan 2026Blk 11216 TO 18121 sqmS$755,000S$6,240 psm×0.997S$6,221 psm
Dec 2025Blk 11301 TO 03122 sqmS$640,000S$5,246 psm×0.996S$5,225 psm
Nov 2025Blk 10407 TO 09122 sqmS$680,000S$5,574 psm×0.996S$5,552 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.

5.69% gross yield

S$38,700 of rent a year against the estimate above · 0.2 points below flats like it

Homes like this rent for about S$3,225 a month, the middle of 24 approvals in the last year.

In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 20261095 ROOMS$3,400
Sept 20261135 ROOMS$3,300
Sept 20261095 ROOMS$3,300
Aug 20261095 ROOMS$3,100
Jul 20261115 ROOMS$3,500
Jul 20261105 ROOMS$3,100
Jul 20261115 ROOMS$3,000
Jun 20261055 ROOMS$3,250

median of 24 HDB rental approvals for 5 ROOM on Rivervale Walk since 2025-10.

Buying or selling at S$680,000?

Buying: Stamp duty on S$680,000 · Cash and CPF needed on S$680,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$680,000.

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

Primary schools near 109 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
Oct 2026
Blk 109 · 5 ROOM · 01 TO 03 · Improved · 71 years left
120 sqmS$680,000S$5,667 psm
May 2026
Blk 109 · 5 ROOM · 10 TO 12 · Improved · 72 years left
120 sqmS$688,000S$5,733 psm
May 2025
Blk 109 · 5 ROOM · 07 TO 09 · Improved · 73 years left
120 sqmS$670,000S$5,583 psm
Jul 2024
Blk 109 · 5 ROOM · 13 TO 15 · Improved · 74 years left
122 sqmS$705,000S$5,779 psm
Sept 2023
Blk 109 · 5 ROOM · 10 TO 12 · Improved · 74 years left
120 sqmS$645,000S$5,375 psm
May 2023
Blk 109 · 5 ROOM · 07 TO 09 · Improved · 75 years left
120 sqmS$585,000S$4,875 psm
Feb 2023
Blk 109 · 5 ROOM · 13 TO 15 · Improved · 75 years left
123 sqmS$630,000S$5,122 psm
Dec 2022
Blk 109 · 5 ROOM · 01 TO 03 · Improved · 75 years left
120 sqmS$546,000S$4,550 psm
Oct 2022
Blk 109 · 5 ROOM · 13 TO 15 · Improved · 75 years left
120 sqmS$615,000S$5,125 psm
Jul 2022
Blk 109 · 5 ROOM · 01 TO 03 · Improved · 76 years left
120 sqmS$510,000S$4,250 psm
Apr 2022
Blk 109 · 5 ROOM · 16 TO 18 · Improved · 76 years left
123 sqmS$572,000S$4,650 psm
Apr 2022
Blk 109 · 5 ROOM · 04 TO 06 · Improved · 76 years left
120 sqmS$525,000S$4,375 psm
Mar 2022
Blk 109 · 5 ROOM · 04 TO 06 · Improved · 76 years left
120 sqmS$518,000S$4,317 psm
See more

Showing 13 of 48.

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$652,330S$720,225S$780,017S$793,659
10 years61 yearsS$631,962S$770,359S$903,577S$935,459
20 years51 yearsS$582,031S$864,867S$1,189,855S$1,275,301

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.