Blk 140 Rivervale St
Project page · 99-year lease from 1999
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 140 | 10 TO 12 | 90 sqm | S$548,000 | S$6,089 psm | ×1.000 | S$6,089 psm |
| Jun 2026 | Blk 140 | 10 TO 12 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Dec 2025 | Blk 140 | 01 TO 03 | 90 sqm | S$545,000 | S$6,056 psm | ×0.996 | S$6,032 psm |
| Nov 2025 | Blk 140 | 13 TO 15 | 96 sqm | S$615,000 | S$6,406 psm | ×0.996 | S$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.
6.93% gross yield
S$37,800 of rent a year against the estimate above · 0.73 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 132 | 4 ROOM | S$3,200 |
| Sept 2026 | 130 | 4 ROOM | S$2,500 |
| Aug 2026 | 130 | 4 ROOM | S$3,300 |
| Aug 2026 | 131 | 4 ROOM | S$3,150 |
| Aug 2026 | 140 | 4 ROOM | S$2,900 |
| Jun 2026 | 128 | 4 ROOM | S$3,300 |
| Jun 2026 | 140 | 4 ROOM | S$3,300 |
| Jun 2026 | 131 | 4 ROOM | S$3,150 |
median of 26 HDB rental approvals for 4 ROOM on Rivervale St since 2025-10.
Buying or selling at S$545,468?
Buying: Stamp duty on S$545,468 · Cash and CPF needed on S$545,468 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$545,468.
Each opens with this figure filled in; change anything there.
Primary schools near 140 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 · 121 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 391 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 400 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 759 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 765 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- North Vista Primary School · 1,056 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,184 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,210 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,359 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,417 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,435 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,511 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,517 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,580 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,708 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,746 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,755 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Oasis Primary School · 1,791 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,880 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,954 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 71 years left | 90 sqm | S$548,000 | S$6,089 psm |
| Jun 2026 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 72 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Dec 2025 | Blk 140 · 4 ROOM · 01 TO 03 · Model A2 · 72 years left | 90 sqm | S$545,000 | S$6,056 psm |
| Nov 2025 | Blk 140 · 4 ROOM · 16 TO 18 · Model A2 · 72 years left excluded: outlier | 90 sqm | S$595,000 | S$6,611 psm |
| Nov 2025 | Blk 140 · 4 ROOM · 13 TO 15 · Model A2 · 72 years left | 96 sqm | S$615,000 | S$6,406 psm |
| May 2025 | Blk 140 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 90 sqm | S$550,000 | S$6,111 psm |
| Dec 2024 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 73 years left | 90 sqm | S$546,888 | S$6,077 psm |
| Oct 2024 | Blk 140 · 4 ROOM · 04 TO 06 · Model A2 · 73 years left | 97 sqm | S$560,000 | S$5,773 psm |
| Jul 2024 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 90 sqm | S$545,000 | S$6,056 psm |
| Jul 2024 | Blk 140 · 4 ROOM · 13 TO 15 · Model A2 · 74 years left | 90 sqm | S$540,388 | S$6,004 psm |
| Jun 2024 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 90 sqm | S$536,888 | S$5,965 psm |
| Apr 2024 | Blk 140 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Dec 2023 | Blk 140 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 96 sqm | S$502,000 | S$5,229 psm |
| Oct 2023 | Blk 140 · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 90 sqm | S$495,000 | S$5,500 psm |
| Aug 2023 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left excluded: outlier | 90 sqm | S$510,000 | S$5,667 psm |
| Jul 2023 | Blk 140 · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 90 sqm | S$460,000 | S$5,111 psm |
| Nov 2022 | Blk 140 · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Dec 2021 | Blk 140 · 4 ROOM · 13 TO 15 · Model A2 · 76 years left | 90 sqm | S$417,000 | S$4,633 psm |
| Nov 2021 | Blk 140 · 4 ROOM · 16 TO 18 · Model A2 · 76 years left | 90 sqm | S$405,000 | S$4,500 psm |
| Oct 2021 | Blk 140 · 4 ROOM · 13 TO 15 · Model A2 · 76 years left | 97 sqm | S$420,000 | S$4,330 psm |
Showing 20 of 81.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 140 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 140 · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 140 · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 140 · 4 ROOM | S$2,900 | — |
| Sept 2023 | Blk 140 · 4 ROOM | S$3,200 | — |
| Aug 2023 | Blk 140 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 140 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 140 · 4 ROOM | S$2,500 | — |
| Aug 2022 | Blk 140 · 4 ROOM | S$2,600 | — |
| Aug 2022 | Blk 140 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 140 · 4 ROOM | S$1,900 | — |
| Jul 2021 | Blk 140 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 140 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 140 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 140 · 4 ROOM | S$1,700 | — |
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$523,271 | S$577,734 | S$625,697 | S$636,640 |
| 10 years | 61 years | S$506,933 | S$617,949 | S$724,811 | S$750,385 |
| 20 years | 51 years | S$466,880 | S$693,760 | S$954,451 | S$1,022,992 |
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.