Blk 146 Rivervale Dr
Project page · 99-year lease from 1999
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 146 | 04 TO 06 | 116 sqm | S$605,000 | S$5,216 psm | ×1.000 | S$5,216 psm |
| Jul 2026 | Blk 146 | 13 TO 15 | 116 sqm | S$680,888 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Jan 2026 | Blk 146 | 07 TO 09 | 116 sqm | S$650,000 | S$5,603 psm | ×0.997 | S$5,587 psm |
How accurate is this estimate for Rivervale Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 104 sales in Rivervale Dr since.
- Median error
- 2.5%
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.
5.93% gross yield
S$38,400 of rent a year against the estimate above · 0.04 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 128 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 | 145 | 5 ROOM | S$3,500 |
| Sept 2026 | 188B | 5 ROOM | S$3,350 |
| Sept 2026 | 122D | 5 ROOM | S$3,350 |
| Sept 2026 | 192C | 5 ROOM | S$3,300 |
| Sept 2026 | 197 | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 187A | 5 ROOM | S$3,100 |
median of 128 HDB rental approvals for 5 ROOM on Rivervale Dr since 2025-10.
Buying or selling at S$648,083?
Buying: Stamp duty on S$648,083 · Cash and CPF needed on S$648,083 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$648,083.
Each opens with this figure filled in; change anything there.
Primary schools near 146 Rivervale Dr
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
- Rivervale Primary School · 300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 365 m · no 2025 Phase 2C ballot
- Mee Toh School · 497 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 673 m · no 2025 Phase 2C ballot
- Greendale Primary School · 899 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 928 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Edgefield Primary School · 1,012 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,250 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,348 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,441 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,571 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,571 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,734 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,789 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,801 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,985 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 146 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 116 sqm | S$605,000 | S$5,216 psm |
| Jul 2026 | Blk 146 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 116 sqm | S$680,888 | S$5,870 psm |
| Jan 2026 | Blk 146 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 116 sqm | S$650,000 | S$5,603 psm |
| Dec 2024 | Blk 146 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 122 sqm | S$695,000 | S$5,697 psm |
| Sept 2024 | Blk 146 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 122 sqm | S$658,888 | S$5,401 psm |
| Jul 2024 | Blk 146 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Apr 2024 | Blk 146 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 100 sqm | S$562,288 | S$5,623 psm |
| Sept 2023 | Blk 146 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 100 sqm | S$510,000 | S$5,100 psm |
| Sept 2022 | Blk 146 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 122 sqm | S$545,000 | S$4,467 psm |
Showing 9 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 146 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 146 · 5 ROOM | S$3,350 | — |
| Apr 2026 | Blk 146 · 4 ROOM | S$1,900 | — |
| Mar 2026 | Blk 146 · 5 ROOM | S$2,600 | — |
| Feb 2026 | Blk 146 · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 146 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 146 · 5 ROOM | S$3,400 | — |
| Mar 2025 | Blk 146 · 4 ROOM | S$1,950 | — |
| Dec 2024 | Blk 146 · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 146 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 146 · 4 ROOM | S$1,900 | — |
| Mar 2024 | Blk 146 · 5 ROOM | S$3,400 | — |
| Mar 2024 | Blk 146 · 5 ROOM | S$2,200 | — |
| Nov 2023 | Blk 146 · 4 ROOM | S$1,900 | — |
| Aug 2023 | Blk 146 · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 146 · 5 ROOM | S$3,500 | — |
| Mar 2023 | Blk 146 · 5 ROOM | S$3,700 | — |
| Mar 2023 | Blk 146 · 4 ROOM | S$1,750 | — |
| Oct 2022 | Blk 146 · 5 ROOM | S$2,100 | — |
| Feb 2022 | Blk 146 · 5 ROOM | S$3,000 | — |
| Feb 2022 | Blk 146 · 5 ROOM | S$1,800 | — |
| Nov 2021 | Blk 146 · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 146 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 146 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 146 · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 146 · 4 ROOM | S$1,800 | — |
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$621,711 | S$686,419 | S$743,405 | S$756,406 |
| 10 years | 61 years | S$602,300 | S$734,200 | S$861,165 | S$891,550 |
| 20 years | 51 years | S$554,712 | S$824,272 | S$1,134,006 | S$1,215,441 |
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.