homequant
HDB · 540196

Blk 196 Rivervale Dr

Project page · 99-year lease from 2001

Indicative value range
S$604,604 – S$650,733
Indicative mid S$633,780 · S$5,710 psm

Based on 60 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 116A07 TO 09115 sqmS$591,888S$5,147 psm×1.000S$5,147 psm
Oct 2026Blk 19613 TO 15111 sqmS$632,888S$5,702 psm×1.000S$5,702 psm
Oct 2026Blk 14604 TO 06116 sqmS$605,000S$5,216 psm×1.000S$5,216 psm
Sept 2026Blk 14413 TO 15116 sqmS$680,000S$5,862 psm×1.000S$5,862 psm
Sept 2026Blk 190B13 TO 15115 sqmS$680,000S$5,913 psm×1.000S$5,913 psm
Sept 2026Blk 121B01 TO 03109 sqmS$595,000S$5,459 psm×1.000S$5,459 psm
Sept 2026Blk 123C01 TO 03115 sqmS$608,000S$5,287 psm×1.000S$5,287 psm
Sept 2026Blk 123E07 TO 09115 sqmS$628,000S$5,461 psm×1.000S$5,461 psm
Sept 2026Blk 121A13 TO 15110 sqmS$628,000S$5,709 psm×1.000S$5,709 psm
Aug 2026Blk 188B07 TO 09115 sqmS$640,000S$5,565 psm×1.000S$5,565 psm
Aug 2026Blk 14407 TO 09116 sqmS$630,000S$5,431 psm×1.000S$5,431 psm
Aug 2026Blk 186C04 TO 06110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Aug 2026Blk 120A01 TO 03121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Aug 2026Blk 19710 TO 12111 sqmS$638,000S$5,748 psm×1.000S$5,748 psm
Aug 2026Blk 187B07 TO 09110 sqmS$608,000S$5,527 psm×1.000S$5,527 psm
Aug 2026Blk 192B04 TO 06115 sqmS$600,000S$5,217 psm×1.000S$5,217 psm
Aug 2026Blk 12107 TO 09110 sqmS$588,000S$5,345 psm×1.000S$5,345 psm
Aug 2026Blk 190B10 TO 12115 sqmS$661,000S$5,748 psm×1.000S$5,748 psm
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
Aug 2026Blk 186C07 TO 09110 sqmS$645,000S$5,864 psm×1.000S$5,864 psm
Aug 2026Blk 188D04 TO 06115 sqmS$575,188S$5,002 psm×1.000S$5,002 psm
Jul 2026Blk 188B04 TO 06115 sqmS$627,000S$5,452 psm×1.000S$5,452 psm
Jul 2026Blk 19313 TO 15110 sqmS$615,000S$5,591 psm×1.000S$5,591 psm
Jul 2026Blk 190B16 TO 18115 sqmS$705,000S$6,130 psm×1.000S$6,130 psm
Jul 2026Blk 188A16 TO 18115 sqmS$688,888S$5,990 psm×1.000S$5,990 psm
Jul 2026Blk 14510 TO 12122 sqmS$718,888S$5,893 psm×1.000S$5,893 psm
Jul 2026Blk 123D04 TO 06116 sqmS$630,000S$5,431 psm×1.000S$5,431 psm
Jul 2026Blk 120B01 TO 03121 sqmS$660,000S$5,455 psm×1.000S$5,455 psm
Jul 2026Blk 14613 TO 15116 sqmS$680,888S$5,870 psm×1.000S$5,870 psm
Jun 2026Blk 12107 TO 09110 sqmS$650,000S$5,909 psm×1.000S$5,909 psm
Jun 2026Blk 117C07 TO 09115 sqmS$618,000S$5,374 psm×1.000S$5,374 psm
Jun 2026Blk 116B01 TO 03114 sqmS$585,000S$5,132 psm×1.000S$5,132 psm
May 2026Blk 188A04 TO 06115 sqmS$643,888S$5,599 psm×1.000S$5,599 psm
May 2026Blk 122D07 TO 09110 sqmS$590,000S$5,364 psm×1.000S$5,364 psm
May 2026Blk 121A04 TO 06110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
Apr 2026Blk 19410 TO 12111 sqmS$600,000S$5,405 psm×1.000S$5,405 psm
Apr 2026Blk 186D16 TO 18109 sqmS$675,000S$6,193 psm×1.000S$6,193 psm
Mar 2026Blk 19710 TO 12111 sqmS$650,000S$5,856 psm×0.997S$5,839 psm
Mar 2026Blk 121A10 TO 12110 sqmS$642,000S$5,836 psm×0.997S$5,819 psm
Mar 2026Blk 19601 TO 03110 sqmS$630,000S$5,727 psm×0.997S$5,710 psm
Feb 2026Blk 192A01 TO 03115 sqmS$625,000S$5,435 psm×0.997S$5,419 psm
Feb 2026Blk 19401 TO 03110 sqmS$610,000S$5,545 psm×0.997S$5,529 psm
Feb 2026Blk 192C13 TO 15115 sqmS$675,000S$5,870 psm×0.997S$5,852 psm
Jan 2026Blk 14607 TO 09116 sqmS$650,000S$5,603 psm×0.997S$5,587 psm
Jan 2026Blk 116B10 TO 12115 sqmS$695,000S$6,043 psm×0.997S$6,026 psm
Jan 2026Blk 187A13 TO 15110 sqmS$668,888S$6,081 psm×0.997S$6,063 psm
Jan 2026Blk 12301 TO 03115 sqmS$670,000S$5,826 psm×0.997S$5,809 psm
Jan 2026Blk 186A13 TO 15110 sqmS$653,888S$5,944 psm×0.997S$5,927 psm
Jan 2026Blk 117B01 TO 03114 sqmS$605,000S$5,307 psm×0.997S$5,291 psm
Jan 2026Blk 190B07 TO 09115 sqmS$670,000S$5,826 psm×0.997S$5,809 psm
Dec 2025Blk 19304 TO 06111 sqmS$665,000S$5,991 psm×0.996S$5,967 psm
Dec 2025Blk 117A04 TO 06115 sqmS$688,000S$5,983 psm×0.996S$5,959 psm
Dec 2025Blk 186D07 TO 09109 sqmS$635,000S$5,826 psm×0.996S$5,803 psm
Dec 2025Blk 19513 TO 15111 sqmS$688,000S$6,198 psm×0.996S$6,174 psm
Dec 2025Blk 192A10 TO 12115 sqmS$660,000S$5,739 psm×0.996S$5,717 psm
Dec 2025Blk 192B07 TO 09115 sqmS$670,000S$5,826 psm×0.996S$5,803 psm
Dec 2025Blk 19410 TO 12111 sqmS$650,000S$5,856 psm×0.996S$5,833 psm
Nov 2025Blk 124A10 TO 12120 sqmS$670,888S$5,591 psm×0.996S$5,569 psm
Nov 2025Blk 188D16 TO 18115 sqmS$660,000S$5,739 psm×0.996S$5,717 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.

6.06% gross yield

S$38,400 of rent a year against the estimate above · 0.17 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$633,780?

Buying: Stamp duty on S$633,780 · Cash and CPF needed on S$633,780 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$633,780.

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

Primary schools near 196 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
Oct 2026
Blk 196 · 5 ROOM · 13 TO 15 · Improved · 74 years left
111 sqmS$632,888S$5,702 psm
Mar 2026
Blk 196 · 5 ROOM · 01 TO 03 · Improved · 74 years left
110 sqmS$630,000S$5,727 psm
Oct 2025
Blk 196 · 5 ROOM · 13 TO 15 · Improved · 75 years left
111 sqmS$697,000S$6,279 psm
Apr 2025
Blk 196 · 4 ROOM · 01 TO 03 · Model A · 75 years left
90 sqmS$565,000S$6,278 psm
Jan 2025
Blk 196 · 4 ROOM · 16 TO 18 · Model A · 75 years left
91 sqmS$580,000S$6,374 psm
Oct 2024
Blk 196 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$680,000S$6,126 psm
Feb 2024
Blk 196 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$610,000S$5,496 psm
Jan 2024
Blk 196 · 5 ROOM · 16 TO 18 · Improved · 76 years left
111 sqmS$630,000S$5,676 psm
Nov 2023
Blk 196 · 4 ROOM · 07 TO 09 · Model A · 77 years left
91 sqmS$498,000S$5,473 psm
Jul 2023
Blk 196 · 4 ROOM · 04 TO 06 · Model A · 77 years left
91 sqmS$485,000S$5,330 psm
Dec 2022
Blk 196 · 5 ROOM · 01 TO 03 · Improved · 77 years left
110 sqmS$545,000S$4,955 psm
Sept 2022
Blk 196 · 4 ROOM · 13 TO 15 · Model A · 78 years left
91 sqmS$443,000S$4,868 psm
Jul 2022
Blk 196 · 5 ROOM · 10 TO 12 · Improved · 78 years left
111 sqmS$525,000S$4,730 psm
Apr 2022
Blk 196 · 5 ROOM · 13 TO 15 · Improved · 78 years left
111 sqmS$538,000S$4,847 psm
Oct 2021
Blk 196 · 4 ROOM · 10 TO 12 · Model A · 79 years left
91 sqmS$420,000S$4,615 psm
See more

Showing 15 of 87.

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$607,990S$671,270S$726,999S$739,713
10 years63 yearsS$589,007S$717,997S$842,160S$871,875
20 years53 yearsS$542,469S$806,081S$1,108,979S$1,188,617

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.