Blk 111 Rivervale Walk
Project page · 99-year lease from 1998
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 109 | 01 TO 03 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Sept 2026 | Blk 110 | 04 TO 06 | 120 sqm | S$650,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Aug 2026 | Blk 101 | 07 TO 09 | 121 sqm | S$710,000 | S$5,868 psm | ×1.000 | S$5,868 psm |
| Jun 2026 | Blk 110 | 13 TO 15 | 122 sqm | S$700,000 | S$5,738 psm | ×1.000 | S$5,738 psm |
| Jun 2026 | Blk 110 | 10 TO 12 | 120 sqm | S$645,000 | S$5,375 psm | ×1.000 | S$5,375 psm |
| May 2026 | Blk 109 | 10 TO 12 | 120 sqm | S$688,000 | S$5,733 psm | ×1.000 | S$5,733 psm |
| Jan 2026 | Blk 112 | 16 TO 18 | 121 sqm | S$755,000 | S$6,240 psm | ×0.997 | S$6,221 psm |
| Dec 2025 | Blk 113 | 01 TO 03 | 122 sqm | S$640,000 | S$5,246 psm | ×0.996 | S$5,225 psm |
| Nov 2025 | Blk 104 | 07 TO 09 | 122 sqm | S$680,000 | S$5,574 psm | ×0.996 | S$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.
5.64% gross yield
S$38,700 of rent a year against the estimate above · 0.25 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 109 | 5 ROOM | S$3,400 |
| Sept 2026 | 113 | 5 ROOM | S$3,300 |
| Sept 2026 | 109 | 5 ROOM | S$3,300 |
| Aug 2026 | 109 | 5 ROOM | S$3,100 |
| Jul 2026 | 111 | 5 ROOM | S$3,500 |
| Jul 2026 | 110 | 5 ROOM | S$3,100 |
| Jul 2026 | 111 | 5 ROOM | S$3,000 |
| Jun 2026 | 105 | 5 ROOM | S$3,250 |
median of 24 HDB rental approvals for 5 ROOM on Rivervale Walk since 2025-10.
Buying or selling at S$685,667?
Buying: Stamp duty on S$685,667 · Cash and CPF needed on S$685,667 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$685,667.
Each opens with this figure filled in; change anything there.
Primary schools near 111 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
- North Spring Primary School · 369 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 487 m · no 2025 Phase 2C ballot
- North Vista Primary School · 507 m · no 2025 Phase 2C ballot
- Punggol Primary School · 890 m · no 2025 Phase 2C ballot
- Palm View Primary School · 987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Rivervale Primary School · 1,022 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,068 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,126 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,569 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,586 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,607 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,765 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,798 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,844 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2024 | Blk 111 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Jun 2024 | Blk 111 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$530,000 | S$5,300 psm |
| Mar 2023 | Blk 111 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 121 sqm | S$618,000 | S$5,107 psm |
| Feb 2023 | Blk 111 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 121 sqm | S$600,000 | S$4,959 psm |
| Dec 2021 | Blk 111 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 120 sqm | S$545,000 | S$4,542 psm |
Showing 5 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 111 · 5 ROOM | S$3,500 | — |
| Jul 2026 | Blk 111 · 5 ROOM | S$3,000 | — |
| May 2026 | Blk 111 · 5 ROOM | S$3,400 | — |
| Apr 2026 | Blk 111 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 111 · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 111 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 111 · 4 ROOM | S$3,100 | — |
| May 2025 | Blk 111 · 5 ROOM | S$3,250 | — |
| Apr 2025 | Blk 111 · 5 ROOM | S$3,550 | — |
| Apr 2025 | Blk 111 · 5 ROOM | S$3,300 | — |
| Jul 2024 | Blk 111 · 5 ROOM | S$3,150 | — |
| Jun 2024 | Blk 111 · 5 ROOM | S$4,200 | — |
| May 2024 | Blk 111 · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 111 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 111 · 5 ROOM | S$4,500 | — |
| Feb 2024 | Blk 111 · 4 ROOM | S$3,200 | — |
| Sept 2023 | Blk 111 · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 111 · 5 ROOM | S$3,400 | — |
| May 2022 | Blk 111 · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 111 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 111 · 5 ROOM | S$2,500 | — |
| Feb 2022 | Blk 111 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 111 · 5 ROOM | S$1,950 | — |
| Sept 2021 | Blk 111 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 111 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 111 · 5 ROOM | S$2,400 | — |
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 70 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 65 years | S$657,766 | S$726,227 | S$786,517 | S$800,273 |
| 10 years | 60 years | S$637,229 | S$776,778 | S$911,107 | S$943,254 |
| 20 years | 50 years | S$586,881 | S$872,074 | S$1,199,770 | S$1,285,928 |
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.