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HDB · 540193

Blk 193 Rivervale Dr

Project page · 99-year lease from 2001

Indicative value range
S$618,693 – S$660,597
Indicative mid S$640,296 · S$5,768 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 19316 TO 18111 sqmS$660,000S$5,946 psm×1.000S$5,946 psm
Aug 2026Blk 19316 TO 18111 sqmS$613,000S$5,523 psm×1.000S$5,523 psm
Jul 2026Blk 19313 TO 15110 sqmS$615,000S$5,591 psm×1.000S$5,591 psm
Dec 2025Blk 19304 TO 06111 sqmS$665,000S$5,991 psm×0.996S$5,967 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.

6.00% gross yield

S$38,400 of rent a year against the estimate above · 0.11 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

ApprovedBlockFlatRent a month
Sept 20261455 ROOMS$3,500
Sept 2026188B5 ROOMS$3,350
Sept 2026122D5 ROOMS$3,350
Sept 2026192C5 ROOMS$3,300
Sept 20261975 ROOMS$3,200
Sept 2026188A5 ROOMS$3,200
Sept 2026188A5 ROOMS$3,200
Sept 2026187A5 ROOMS$3,100

median of 128 HDB rental approvals for 5 ROOM on Rivervale Dr since 2025-10.

Buying or selling at S$640,296?

Buying: Stamp duty on S$640,296 · Cash and CPF needed on S$640,296 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$640,296.

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

Primary schools near 193 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 193 · 5 ROOM · 16 TO 18 · Improved · 74 years left
111 sqmS$613,000S$5,523 psm
Aug 2026
Blk 193 · 5 ROOM · 16 TO 18 · Improved · 74 years left
111 sqmS$660,000S$5,946 psm
Jul 2026
Blk 193 · 5 ROOM · 13 TO 15 · Improved · 74 years left
110 sqmS$615,000S$5,591 psm
May 2026
Blk 193 · 4 ROOM · 04 TO 06 · Model A · 74 years left
91 sqmS$560,000S$6,154 psm
Dec 2025
Blk 193 · 5 ROOM · 04 TO 06 · Improved · 74 years left
111 sqmS$665,000S$5,991 psm
Aug 2025
Blk 193 · 4 ROOM · 07 TO 09 · Model A · 75 years left
91 sqmS$579,888S$6,372 psm
Feb 2025
Blk 193 · 4 ROOM · 01 TO 03 · Model A · 75 years left
90 sqmS$555,000S$6,167 psm
Jan 2025
Blk 193 · 4 ROOM · 01 TO 03 · Model A · 75 years left
90 sqmS$535,000S$5,944 psm
Oct 2024
Blk 193 · 5 ROOM · 07 TO 09 · Improved · 76 years left
111 sqmS$642,000S$5,784 psm
Oct 2024
Blk 193 · 5 ROOM · 04 TO 06 · Improved · 76 years left
111 sqmS$628,888S$5,666 psm
Jun 2024
Blk 193 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$600,000S$5,405 psm
Apr 2024
Blk 193 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$619,999S$5,586 psm
Apr 2024
Blk 193 · 5 ROOM · 13 TO 15 · Improved · 76 years left
111 sqmS$594,888S$5,359 psm
Apr 2024
Blk 193 · 5 ROOM · 01 TO 03 · Improved · 76 years left
110 sqmS$550,000S$5,000 psm
Mar 2024
Blk 193 · 5 ROOM · 01 TO 03 · Improved · 76 years left
110 sqmS$545,000S$4,955 psm
Jan 2024
Blk 193 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$575,000S$5,180 psm
Nov 2023
Blk 193 · 5 ROOM · 16 TO 18 · Improved · 77 years left
111 sqmS$588,000S$5,297 psm
Oct 2023
Blk 193 · 5 ROOM · 07 TO 09 · Improved · 77 years left
111 sqmS$560,000S$5,045 psm
Jun 2023
Blk 193 · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$583,000S$5,252 psm
May 2023
Blk 193 · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$560,000S$5,045 psm
Jan 2023
Blk 193 · 5 ROOM · 13 TO 15 · Improved · 77 years left
110 sqmS$560,000S$5,091 psm
Nov 2022
Blk 193 · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$546,000S$4,919 psm
Oct 2022
Blk 193 · 4 ROOM · 04 TO 06 · Model A · 78 years left
91 sqmS$468,000S$5,143 psm
Jun 2022
Blk 193 · 5 ROOM · 10 TO 12 · Improved · 78 years left
111 sqmS$520,000S$4,685 psm
Apr 2022
Blk 193 · 4 ROOM · 13 TO 15 · Model A · 78 years left
91 sqmS$440,000S$4,835 psm
Feb 2022
Blk 193 · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$478,000S$4,306 psm
See more

Showing 26 of 98.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$614,241S$678,171S$734,473S$747,318
10 years63 yearsS$595,063S$725,378S$850,818S$880,838
20 years53 yearsS$548,046S$814,368S$1,120,380S$1,200,837

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.