homequant
HDB · 540135

Blk 135 Rivervale St

Project page · 99-year lease from 1998

Indicative value range
S$854,029 – S$888,464
Indicative mid S$865,686 · S$6,140 psm

Based on 12 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 13504 TO 06141 sqmS$895,000S$6,348 psm×1.000S$6,348 psm
Sept 2026Blk 13607 TO 09142 sqmS$860,000S$6,056 psm×1.000S$6,056 psm
Sept 2026Blk 13907 TO 09141 sqmS$875,000S$6,206 psm×1.000S$6,206 psm
Aug 2026Blk 13607 TO 09140 sqmS$880,000S$6,286 psm×1.000S$6,286 psm
Jun 2026Blk 13604 TO 06140 sqmS$845,000S$6,036 psm×1.000S$6,036 psm
Jun 2026Blk 13613 TO 15141 sqmS$925,000S$6,560 psm×1.000S$6,560 psm
Apr 2026Blk 13707 TO 09140 sqmS$848,000S$6,057 psm×1.000S$6,057 psm
Apr 2026Blk 13913 TO 15142 sqmS$888,000S$6,254 psm×1.000S$6,254 psm
Mar 2026Blk 13907 TO 09141 sqmS$858,000S$6,085 psm×0.997S$6,067 psm
Mar 2026Blk 13713 TO 15142 sqmS$865,000S$6,092 psm×0.997S$6,074 psm
Jan 2026Blk 13913 TO 15141 sqmS$900,000S$6,383 psm×0.997S$6,364 psm
Dec 2025Blk 13607 TO 09142 sqmS$850,000S$5,986 psm×0.996S$5,962 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.

5.27% gross yield

S$45,600 of rent a year against the estimate above · 0.33 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 11 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
Sept 2026135EXECUTIVES$4,600
Aug 2026137EXECUTIVES$3,400
Jul 2026136EXECUTIVES$3,800
Jun 2026137EXECUTIVES$3,700
Jun 2026137EXECUTIVES$3,100
May 2026135EXECUTIVES$4,100
Apr 2026138EXECUTIVES$3,800
Jan 2026137EXECUTIVES$3,550

median of 11 HDB rental approvals for EXECUTIVE on Rivervale St since 2025-10.

Buying or selling at S$865,686?

Buying: Stamp duty on S$865,686 · Cash and CPF needed on S$865,686 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$865,686.

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

Primary schools near 135 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
Oct 2026
Blk 135 · EXECUTIVE · 04 TO 06 · Apartment · 71 years left
141 sqmS$895,000S$6,348 psm
Sept 2024
Blk 135 · EXECUTIVE · 13 TO 15 · Apartment · 73 years left
144 sqmS$910,000S$6,319 psm
Sept 2024
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 73 years left
140 sqmS$818,000S$5,843 psm
May 2024
Blk 135 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left
141 sqmS$800,000S$5,674 psm
Nov 2023
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 74 years left
142 sqmS$785,000S$5,528 psm
Sept 2023
Blk 135 · EXECUTIVE · 01 TO 03 · Apartment · 74 years left
142 sqmS$700,000S$4,930 psm
Jul 2023
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
142 sqmS$750,000S$5,282 psm
Jul 2023
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
141 sqmS$745,000S$5,284 psm
Jun 2023
Blk 135 · EXECUTIVE · 07 TO 09 · Apartment · 75 years left
141 sqmS$720,000S$5,106 psm
Jan 2023
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
141 sqmS$736,000S$5,220 psm
Oct 2022
Blk 135 · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
140 sqmS$720,000S$5,143 psm
See more

Showing 11 of 40.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years65 yearsS$830,460S$916,895S$993,015S$1,010,381
10 years60 yearsS$804,531S$980,719S$1,150,315S$1,190,902
20 years50 yearsS$740,964S$1,101,034S$1,514,766S$1,623,544

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.