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HDB · 540156

Blk 156 Rivervale Cres

Project page · 99-year lease from 2005

Indicative value range
S$547,872 – S$575,797
Indicative mid S$563,333 · S$6,259 psm

Based on 43 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 185C13 TO 1585 sqmS$545,000S$6,412 psm×1.000S$6,412 psm
Oct 2026Blk 183D10 TO 1285 sqmS$538,000S$6,329 psm×1.000S$6,329 psm
Oct 2026Blk 157B07 TO 0990 sqmS$580,000S$6,444 psm×1.000S$6,444 psm
Sept 2026Blk 157B10 TO 1294 sqmS$570,000S$6,064 psm×1.000S$6,064 psm
Aug 2026Blk 15313 TO 1591 sqmS$585,000S$6,429 psm×1.000S$6,429 psm
Aug 2026Blk 15213 TO 1591 sqmS$583,000S$6,407 psm×1.000S$6,407 psm
Aug 2026Blk 14804 TO 06100 sqmS$545,000S$5,450 psm×1.000S$5,450 psm
Aug 2026Blk 15316 TO 1890 sqmS$618,000S$6,867 psm×1.000S$6,867 psm
Aug 2026Blk 183D13 TO 1585 sqmS$510,000S$6,000 psm×1.000S$6,000 psm
Aug 2026Blk 158D16 TO 1890 sqmS$538,888S$5,988 psm×1.000S$5,988 psm
Aug 2026Blk 185D13 TO 1591 sqmS$560,000S$6,154 psm×1.000S$6,154 psm
Jul 2026Blk 185B01 TO 0390 sqmS$550,000S$6,111 psm×1.000S$6,111 psm
Jul 2026Blk 184A01 TO 0390 sqmS$525,000S$5,833 psm×1.000S$5,833 psm
Jul 2026Blk 15401 TO 0390 sqmS$575,000S$6,389 psm×1.000S$6,389 psm
Jul 2026Blk 183C13 TO 1590 sqmS$575,000S$6,389 psm×1.000S$6,389 psm
Jul 2026Blk 157C04 TO 0694 sqmS$565,000S$6,011 psm×1.000S$6,011 psm
Jun 2026Blk 157C16 TO 1894 sqmS$598,000S$6,362 psm×1.000S$6,362 psm
Jun 2026Blk 14204 TO 06100 sqmS$560,000S$5,600 psm×1.000S$5,600 psm
Jun 2026Blk 183D01 TO 0385 sqmS$525,000S$6,176 psm×1.000S$6,176 psm
Jun 2026Blk 15604 TO 0690 sqmS$575,000S$6,389 psm×1.000S$6,389 psm
May 2026Blk 185A07 TO 0991 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
Apr 2026Blk 15604 TO 0690 sqmS$550,000S$6,111 psm×1.000S$6,111 psm
Apr 2026Blk 159A01 TO 0390 sqmS$540,000S$6,000 psm×1.000S$6,000 psm
Apr 2026Blk 158A07 TO 0994 sqmS$553,000S$5,883 psm×1.000S$5,883 psm
Mar 2026Blk 15404 TO 0690 sqmS$570,000S$6,333 psm×0.997S$6,315 psm
Mar 2026Blk 183B01 TO 0390 sqmS$520,000S$5,778 psm×0.997S$5,761 psm
Feb 2026Blk 157A16 TO 1894 sqmS$579,000S$6,160 psm×0.997S$6,141 psm
Feb 2026Blk 185B10 TO 1290 sqmS$558,000S$6,200 psm×0.997S$6,182 psm
Feb 2026Blk 157A07 TO 0990 sqmS$565,000S$6,278 psm×0.997S$6,259 psm
Jan 2026Blk 15010 TO 1290 sqmS$590,000S$6,556 psm×0.997S$6,536 psm
Jan 2026Blk 15004 TO 0690 sqmS$600,000S$6,667 psm×0.997S$6,647 psm
Jan 2026Blk 185C07 TO 0985 sqmS$535,000S$6,294 psm×0.997S$6,276 psm
Jan 2026Blk 185D10 TO 1285 sqmS$580,000S$6,824 psm×0.997S$6,803 psm
Jan 2026Blk 15413 TO 1590 sqmS$567,680S$6,308 psm×0.997S$6,289 psm
Jan 2026Blk 15310 TO 1290 sqmS$588,000S$6,533 psm×0.997S$6,514 psm
Jan 2026Blk 15007 TO 0990 sqmS$565,000S$6,278 psm×0.997S$6,259 psm
Dec 2025Blk 184B13 TO 1590 sqmS$560,000S$6,222 psm×0.996S$6,198 psm
Dec 2025Blk 184C04 TO 0685 sqmS$525,000S$6,176 psm×0.996S$6,152 psm
Dec 2025Blk 183D04 TO 0685 sqmS$555,000S$6,529 psm×0.996S$6,504 psm
Dec 2025Blk 15010 TO 1290 sqmS$582,000S$6,467 psm×0.996S$6,441 psm
Dec 2025Blk 158B07 TO 0994 sqmS$577,000S$6,138 psm×0.996S$6,114 psm
Nov 2025Blk 15016 TO 1891 sqmS$580,000S$6,374 psm×0.996S$6,349 psm
Nov 2025Blk 15010 TO 1290 sqmS$567,000S$6,300 psm×0.996S$6,275 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.

6.60% gross yield

S$37,200 of rent a year against the estimate above · 0.4 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

ApprovedBlockFlatRent a month
Sept 2026159A4 ROOMS$3,300
Sept 2026178B4 ROOMS$3,200
Sept 2026159A4 ROOMS$3,200
Sept 2026178D4 ROOMS$3,200
Sept 2026158A4 ROOMS$3,200
Sept 2026158C4 ROOMS$3,000
Sept 20261424 ROOMS$2,700
Aug 2026162A4 ROOMS$3,300

median of 108 HDB rental approvals for 4 ROOM on Rivervale Cres since 2025-10.

Buying or selling at S$563,333?

Buying: Stamp duty on S$563,333 · Cash and CPF needed on S$563,333 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$563,333.

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

Primary schools near 156 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 79 years left
90 sqmS$575,000S$6,389 psm
Apr 2026
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 79 years left
90 sqmS$550,000S$6,111 psm
Sept 2025
Blk 156 · 4 ROOM · 16 TO 18 · Model A · 79 years left
90 sqmS$595,000S$6,611 psm
Jul 2025
Blk 156 · 4 ROOM · 16 TO 18 · Model A · 80 years left
90 sqmS$585,000S$6,500 psm
Jul 2025
Blk 156 · 4 ROOM · 01 TO 03 · Model A · 80 years left
90 sqmS$570,000S$6,333 psm
Oct 2024
Blk 156 · 4 ROOM · 07 TO 09 · Model A · 80 years left
90 sqmS$588,000S$6,533 psm
Oct 2024
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 80 years left
90 sqmS$550,000S$6,111 psm
Sept 2024
Blk 156 · 4 ROOM · 07 TO 09 · Model A · 80 years left
91 sqmS$575,000S$6,319 psm
Sept 2024
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 80 years left
91 sqmS$566,888S$6,230 psm
Jan 2024
Blk 156 · 4 ROOM · 13 TO 15 · Model A · 81 years left
91 sqmS$530,000S$5,824 psm
Jan 2024
Blk 156 · 4 ROOM · 01 TO 03 · Model A · 81 years left
90 sqmS$500,000S$5,556 psm
May 2023
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 82 years left
90 sqmS$500,000S$5,556 psm
Apr 2023
Blk 156 · 4 ROOM · 01 TO 03 · Model A · 82 years left
90 sqmS$490,000S$5,444 psm
Oct 2022
Blk 156 · 4 ROOM · 01 TO 03 · Model A · 82 years left
91 sqmS$480,000S$5,275 psm
Sept 2022
Blk 156 · 4 ROOM · 04 TO 06 · Model A · 82 years left
90 sqmS$455,000S$5,056 psm
Jan 2022
Blk 156 · 4 ROOM · 13 TO 15 · Model A · 83 years left
90 sqmS$441,888S$4,910 psm
Nov 2021
Blk 156 · 4 ROOM · 13 TO 15 · Model A · 83 years left
90 sqmS$430,000S$4,778 psm
Nov 2021
Blk 156 · 4 ROOM · 01 TO 03 · Model A · 83 years left
90 sqmS$390,000S$4,333 psm
See more

Showing 18 of 63.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years72 yearsS$531,645S$586,979S$635,709S$646,827
10 years67 yearsS$510,011S$621,700S$729,211S$754,940
20 years57 yearsS$476,693S$708,340S$974,511S$1,044,492

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.