Blk 138 Rivervale St
Project page · 99-year lease from 1999
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 135 | 04 TO 06 | 141 sqm | S$895,000 | S$6,348 psm | ×1.000 | S$6,348 psm |
| Sept 2026 | Blk 136 | 07 TO 09 | 142 sqm | S$860,000 | S$6,056 psm | ×1.000 | S$6,056 psm |
| Sept 2026 | Blk 139 | 07 TO 09 | 141 sqm | S$875,000 | S$6,206 psm | ×1.000 | S$6,206 psm |
| Aug 2026 | Blk 136 | 07 TO 09 | 140 sqm | S$880,000 | S$6,286 psm | ×1.000 | S$6,286 psm |
| Jun 2026 | Blk 136 | 04 TO 06 | 140 sqm | S$845,000 | S$6,036 psm | ×1.000 | S$6,036 psm |
| Jun 2026 | Blk 136 | 13 TO 15 | 141 sqm | S$925,000 | S$6,560 psm | ×1.000 | S$6,560 psm |
| Apr 2026 | Blk 137 | 07 TO 09 | 140 sqm | S$848,000 | S$6,057 psm | ×1.000 | S$6,057 psm |
| Apr 2026 | Blk 139 | 13 TO 15 | 142 sqm | S$888,000 | S$6,254 psm | ×1.000 | S$6,254 psm |
| Mar 2026 | Blk 139 | 07 TO 09 | 141 sqm | S$858,000 | S$6,085 psm | ×0.997 | S$6,067 psm |
| Mar 2026 | Blk 137 | 13 TO 15 | 142 sqm | S$865,000 | S$6,092 psm | ×0.997 | S$6,074 psm |
| Jan 2026 | Blk 139 | 13 TO 15 | 141 sqm | S$900,000 | S$6,383 psm | ×0.997 | S$6,364 psm |
| Dec 2025 | Blk 136 | 07 TO 09 | 142 sqm | S$850,000 | S$5,986 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 135 | EXECUTIVE | S$4,600 |
| Aug 2026 | 137 | EXECUTIVE | S$3,400 |
| Jul 2026 | 136 | EXECUTIVE | S$3,800 |
| Jun 2026 | 137 | EXECUTIVE | S$3,700 |
| Jun 2026 | 137 | EXECUTIVE | S$3,100 |
| May 2026 | 135 | EXECUTIVE | S$4,100 |
| Apr 2026 | 138 | EXECUTIVE | S$3,800 |
| Jan 2026 | 137 | EXECUTIVE | S$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 138 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 · 98 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 457 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 517 m · no 2025 Phase 2C ballot
- Mee Toh School · 764 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 889 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- North Vista Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,165 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,252 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,499 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,516 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,523 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,705 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,724 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol View Primary School · 1,779 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,823 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,847 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,857 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2024 | Blk 138 · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 141 sqm | S$880,000 | S$6,241 psm |
| Oct 2024 | Blk 138 · EXECUTIVE · 10 TO 12 · Apartment · 73 years left | 141 sqm | S$840,000 | S$5,957 psm |
| Mar 2024 | Blk 138 · EXECUTIVE · 16 TO 18 · Apartment · 74 years left | 142 sqm | S$838,000 | S$5,901 psm |
| Aug 2022 | Blk 138 · EXECUTIVE · 01 TO 03 · Apartment · 76 years left | 141 sqm | S$650,000 | S$4,610 psm |
| Feb 2022 | Blk 138 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 141 sqm | S$655,000 | S$4,645 psm |
| Jan 2022 | Blk 138 · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 141 sqm | S$680,000 | S$4,823 psm |
| Nov 2021 | Blk 138 · EXECUTIVE · 13 TO 15 · Apartment · 76 years left | 141 sqm | S$690,000 | S$4,894 psm |
| Nov 2021 | Blk 138 · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 140 sqm | S$655,000 | S$4,679 psm |
Showing 8 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 138 · EXECUTIVE | S$3,800 | — |
| Jun 2025 | Blk 138 · EXECUTIVE | S$3,900 | — |
| Jan 2025 | Blk 138 · EXECUTIVE | S$4,000 | — |
| Feb 2023 | Blk 138 · EXECUTIVE | S$4,200 | — |
| Nov 2022 | Blk 138 · EXECUTIVE | S$2,500 | — |
| Nov 2022 | Blk 138 · EXECUTIVE | S$1,800 | — |
| Nov 2021 | Blk 138 · EXECUTIVE | S$2,500 | — |
| Feb 2021 | Blk 138 · EXECUTIVE | S$2,000 | — |
| Jan 2021 | Blk 138 · EXECUTIVE | S$2,300 | — |
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$830,460 | S$916,895 | S$993,015 | S$1,010,381 |
| 10 years | 61 years | S$804,531 | S$980,719 | S$1,150,315 | S$1,190,902 |
| 20 years | 51 years | S$740,964 | S$1,101,034 | S$1,514,766 | S$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.