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HDB · 540132

Blk 132 Rivervale St

Project page · 99-year lease from 1999

Indicative value range
S$570,313 – S$603,261
Indicative mid S$585,000 · S$5,850 psm

Based on 21 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 13010 TO 12100 sqmS$575,000S$5,750 psm×1.000S$5,750 psm
Oct 2026Blk 12904 TO 06100 sqmS$568,888S$5,689 psm×1.000S$5,689 psm
Sept 2026Blk 14010 TO 1290 sqmS$548,000S$6,089 psm×1.000S$6,089 psm
Sept 2026Blk 13001 TO 03100 sqmS$556,000S$5,560 psm×1.000S$5,560 psm
Aug 2026Blk 12810 TO 12101 sqmS$595,000S$5,891 psm×1.000S$5,891 psm
Aug 2026Blk 13204 TO 06100 sqmS$555,000S$5,550 psm×1.000S$5,550 psm
Jul 2026Blk 13201 TO 03100 sqmS$555,000S$5,550 psm×1.000S$5,550 psm
Jul 2026Blk 14110 TO 12100 sqmS$593,800S$5,938 psm×1.000S$5,938 psm
Jun 2026Blk 12710 TO 12100 sqmS$572,000S$5,720 psm×1.000S$5,720 psm
Jun 2026Blk 13007 TO 09100 sqmS$580,000S$5,800 psm×1.000S$5,800 psm
Jun 2026Blk 12704 TO 06100 sqmS$588,000S$5,880 psm×1.000S$5,880 psm
Jun 2026Blk 14010 TO 1292 sqmS$555,000S$6,033 psm×1.000S$6,033 psm
Jun 2026Blk 13113 TO 1590 sqmS$565,000S$6,278 psm×1.000S$6,278 psm
May 2026Blk 13101 TO 0390 sqmS$562,888S$6,254 psm×1.000S$6,254 psm
Apr 2026Blk 12813 TO 15100 sqmS$585,000S$5,850 psm×1.000S$5,850 psm
Feb 2026Blk 12807 TO 09100 sqmS$560,000S$5,600 psm×0.997S$5,583 psm
Feb 2026Blk 13110 TO 1289 sqmS$578,000S$6,494 psm×0.997S$6,475 psm
Jan 2026Blk 12707 TO 09100 sqmS$572,000S$5,720 psm×0.997S$5,703 psm
Jan 2026Blk 12910 TO 12100 sqmS$585,000S$5,850 psm×0.997S$5,833 psm
Dec 2025Blk 14001 TO 0390 sqmS$545,000S$6,056 psm×0.996S$6,032 psm
Nov 2025Blk 14013 TO 1596 sqmS$615,000S$6,406 psm×0.996S$6,381 psm

How accurate is this estimate for Rivervale St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Rivervale St since.

Median error
3.0%

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.

6.46% gross yield

S$37,800 of rent a year against the estimate above · 0.26 points above flats like it

Homes like this rent for about S$3,150 a month, the middle of 26 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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
Sept 20261324 ROOMS$3,200
Sept 20261304 ROOMS$2,500
Aug 20261304 ROOMS$3,300
Aug 20261314 ROOMS$3,150
Aug 20261404 ROOMS$2,900
Jun 20261284 ROOMS$3,300
Jun 20261404 ROOMS$3,300
Jun 20261314 ROOMS$3,150

median of 26 HDB rental approvals for 4 ROOM on Rivervale St since 2025-10.

Buying or selling at S$585,000?

Buying: Stamp duty on S$585,000 · Cash and CPF needed on S$585,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$585,000.

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
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 13 of 60.

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$561,195S$619,605S$671,044S$682,780
10 years61 yearsS$543,673S$662,735S$777,342S$804,769
20 years51 yearsS$500,717S$744,040S$1,023,625S$1,097,133

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.