Blk 154 Rivervale Cres
Project page · 99-year lease from 2005
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 154 | 01 TO 03 | 90 sqm | S$575,000 | S$6,389 psm | ×1.000 | S$6,389 psm |
| Mar 2026 | Blk 154 | 04 TO 06 | 90 sqm | S$570,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Jan 2026 | Blk 154 | 13 TO 15 | 90 sqm | S$567,680 | S$6,308 psm | ×0.997 | S$6,289 psm |
How accurate is this estimate for Rivervale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 135 sales in Rivervale Cres 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.
6.55% gross yield
S$37,200 of rent a year against the estimate above · 0.35 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 108 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 | 159A | 4 ROOM | S$3,300 |
| Sept 2026 | 178B | 4 ROOM | S$3,200 |
| Sept 2026 | 159A | 4 ROOM | S$3,200 |
| Sept 2026 | 178D | 4 ROOM | S$3,200 |
| Sept 2026 | 158A | 4 ROOM | S$3,200 |
| Sept 2026 | 158C | 4 ROOM | S$3,000 |
| Sept 2026 | 142 | 4 ROOM | S$2,700 |
| Aug 2026 | 162A | 4 ROOM | S$3,300 |
median of 108 HDB rental approvals for 4 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$568,319?
Buying: Stamp duty on S$568,319 · Cash and CPF needed on S$568,319 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$568,319.
Each opens with this figure filled in; change anything there.
Primary schools near 154 Rivervale Cres
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 · 313 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 399 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 465 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 764 m · no 2025 Phase 2C ballot
- Greendale Primary School · 798 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 940 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 983 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Horizon Primary School · 1,152 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,443 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,450 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,484 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,488 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,517 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,693 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,835 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,868 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,890 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,899 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 154 · 4 ROOM · 01 TO 03 · Model A · 79 years left | 90 sqm | S$575,000 | S$6,389 psm |
| Mar 2026 | Blk 154 · 4 ROOM · 04 TO 06 · Model A · 79 years left | 90 sqm | S$570,000 | S$6,333 psm |
| Jan 2026 | Blk 154 · 4 ROOM · 13 TO 15 · Model A · 79 years left | 90 sqm | S$567,680 | S$6,308 psm |
| Sept 2024 | Blk 154 · 4 ROOM · 10 TO 12 · Model A · 80 years left | 90 sqm | S$580,000 | S$6,444 psm |
| May 2024 | Blk 154 · 4 ROOM · 16 TO 18 · Model A · 81 years left | 90 sqm | S$565,000 | S$6,278 psm |
| Oct 2023 | Blk 154 · 4 ROOM · 10 TO 12 · Model A · 81 years left | 90 sqm | S$530,888 | S$5,899 psm |
| Oct 2023 | Blk 154 · 4 ROOM · 01 TO 03 · Model A · 81 years left | 90 sqm | S$502,000 | S$5,578 psm |
| May 2023 | Blk 154 · 4 ROOM · 16 TO 18 · Model A · 82 years left excluded: outlier | 90 sqm | S$560,000 | S$6,222 psm |
| Apr 2023 | Blk 154 · 4 ROOM · 01 TO 03 · Model A · 82 years left | 91 sqm | S$498,000 | S$5,473 psm |
| Dec 2022 | Blk 154 · 4 ROOM · 07 TO 09 · Model A · 82 years left | 90 sqm | S$500,000 | S$5,556 psm |
Showing 10 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 154 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 154 · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 154 · 4 ROOM | S$3,300 | — |
| Jun 2026 | Blk 154 · 4 ROOM | S$750 | — |
| Feb 2026 | Blk 154 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 154 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 154 · 4 ROOM | S$3,100 | — |
| Dec 2025 | Blk 154 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 154 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 154 · 4 ROOM | S$3,300 | — |
| May 2025 | Blk 154 · 4 ROOM | S$2,800 | — |
| Dec 2024 | Blk 154 · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 154 · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 154 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 154 · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 154 · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 154 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 154 · 4 ROOM | S$3,600 | — |
| Jun 2023 | Blk 154 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 154 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 154 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 154 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 154 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 154 · 4 ROOM | S$2,580 | — |
| Jul 2021 | Blk 154 · 4 ROOM | S$2,400 | — |
| Jun 2021 | Blk 154 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 154 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 154 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 154 · 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 77 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 | 72 years | S$536,349 | S$592,173 | S$641,335 | S$652,551 |
| 10 years | 67 years | S$514,524 | S$627,202 | S$735,664 | S$761,621 |
| 20 years | 57 years | S$480,911 | S$714,609 | S$983,134 | S$1,053,735 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.