Blk 134 Rivervale St
Project page · 99-year lease from 1999
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 126 | 10 TO 12 | 120 sqm | S$675,000 | S$5,625 psm | ×1.000 | S$5,625 psm |
| Aug 2026 | Blk 127 | 10 TO 12 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Jul 2026 | Blk 132 | 13 TO 15 | 122 sqm | S$705,000 | S$5,779 psm | ×1.000 | S$5,779 psm |
| Jul 2026 | Blk 128 | 07 TO 09 | 121 sqm | S$720,000 | S$5,950 psm | ×1.000 | S$5,950 psm |
| Apr 2026 | Blk 133 | 04 TO 06 | 120 sqm | S$620,000 | S$5,167 psm | ×1.000 | S$5,167 psm |
| Apr 2026 | Blk 128 | 04 TO 06 | 120 sqm | S$630,000 | S$5,250 psm | ×1.000 | S$5,250 psm |
| Jan 2026 | Blk 134 | 10 TO 12 | 120 sqm | S$680,000 | S$5,667 psm | ×0.997 | S$5,650 psm |
| Jan 2026 | Blk 125 | 10 TO 12 | 121 sqm | S$650,000 | S$5,372 psm | ×0.997 | S$5,356 psm |
| Jan 2026 | Blk 129 | 04 TO 06 | 119 sqm | S$647,000 | S$5,437 psm | ×0.997 | S$5,421 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.
5.82% gross yield
S$39,600 of rent a year against the estimate above · 0.07 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 14 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 | 141 | 5 ROOM | S$3,400 |
| Jul 2026 | 130 | 5 ROOM | S$3,300 |
| Jul 2026 | 128 | 5 ROOM | S$3,300 |
| Jul 2026 | 125 | 5 ROOM | S$3,300 |
| May 2026 | 133 | 5 ROOM | S$3,000 |
| Apr 2026 | 133 | 5 ROOM | S$3,300 |
| Mar 2026 | 132 | 5 ROOM | S$3,300 |
| Mar 2026 | 132 | 5 ROOM | S$3,250 |
median of 14 HDB rental approvals for 5 ROOM on Rivervale St since 2025-10.
Buying or selling at S$680,625?
Buying: Stamp duty on S$680,625 · Cash and CPF needed on S$680,625 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$680,625.
Each opens with this figure filled in; change anything there.
Primary schools near 134 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
- North Spring Primary School · 43 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 543 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 548 m · no 2025 Phase 2C ballot
- Mee Toh School · 829 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,226 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,333 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,465 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,477 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,504 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,582 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,650 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Springdale Primary School · 1,745 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,865 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,875 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,898 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 134 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 120 sqm | S$680,000 | S$5,667 psm |
| Aug 2025 | Blk 134 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 121 sqm | S$685,000 | S$5,661 psm |
| May 2025 | Blk 134 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 100 sqm | S$608,000 | S$6,080 psm |
| Sept 2024 | Blk 134 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 122 sqm | S$700,000 | S$5,738 psm |
| Feb 2024 | Blk 134 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 120 sqm | S$620,000 | S$5,167 psm |
| Jan 2024 | Blk 134 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 121 sqm | S$552,000 | S$4,562 psm |
| Jun 2023 | Blk 134 · 5 ROOM · 16 TO 18 · Improved · 75 years left | 122 sqm | S$600,000 | S$4,918 psm |
| Dec 2022 | Blk 134 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 122 sqm | S$588,000 | S$4,820 psm |
| Oct 2022 | Blk 134 · 5 ROOM · 10 TO 12 · Improved · 75 years left excluded: outlier | 121 sqm | S$628,888 | S$5,197 psm |
| Apr 2022 | Blk 134 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 121 sqm | S$530,000 | S$4,380 psm |
| Oct 2021 | Blk 134 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 121 sqm | S$518,000 | S$4,281 psm |
Showing 11 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 134 · 5 ROOM | S$3,100 | — |
| Sept 2025 | Blk 134 · 5 ROOM | S$3,350 | — |
| May 2025 | Blk 134 · 5 ROOM | S$3,000 | — |
| Jun 2024 | Blk 134 · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 134 · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 134 · 5 ROOM | S$3,400 | — |
| Nov 2023 | Blk 134 · 5 ROOM | S$3,000 | — |
| May 2023 | Blk 134 · 5 ROOM | S$2,800 | — |
| Jul 2022 | Blk 134 · 5 ROOM | S$2,800 | — |
| Apr 2022 | Blk 134 · 5 ROOM | S$2,050 | — |
| Nov 2021 | Blk 134 · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 134 · 5 ROOM | S$2,600 | — |
| May 2021 | Blk 134 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 134 · 4 ROOM | S$2,600 | — |
| Feb 2021 | Blk 134 · 5 ROOM | S$1,950 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$652,929 | S$720,886 | S$780,734 | S$794,388 |
| 10 years | 61 years | S$632,543 | S$771,066 | S$904,407 | S$936,318 |
| 20 years | 51 years | S$582,565 | S$865,661 | S$1,190,948 | S$1,276,472 |
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.