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HDB · 541120

Blk 120A Rivervale Dr

Project page · 99-year lease from 2001

Indicative value range
S$598,850 – S$626,304
Indicative mid S$619,128 · S$6,070 psm

Based on 24 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 124C07 TO 0990 sqmS$568,000S$6,311 psm×1.000S$6,311 psm
Sept 2026Blk 116C04 TO 0695 sqmS$550,000S$5,789 psm×1.000S$5,789 psm
Sept 2026Blk 19507 TO 0991 sqmS$555,888S$6,109 psm×1.000S$6,109 psm
Sept 2026Blk 19504 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Aug 2026Blk 19504 TO 0692 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Aug 2026Blk 117A01 TO 0395 sqmS$545,000S$5,737 psm×1.000S$5,737 psm
Jul 2026Blk 19410 TO 1291 sqmS$600,000S$6,593 psm×1.000S$6,593 psm
May 2026Blk 188C10 TO 1296 sqmS$578,000S$6,021 psm×1.000S$6,021 psm
May 2026Blk 19304 TO 0691 sqmS$560,000S$6,154 psm×1.000S$6,154 psm
May 2026Blk 116A13 TO 1595 sqmS$578,000S$6,084 psm×1.000S$6,084 psm
Apr 2026Blk 116B10 TO 1295 sqmS$580,000S$6,105 psm×1.000S$6,105 psm
Apr 2026Blk 12104 TO 0690 sqmS$545,000S$6,056 psm×1.000S$6,056 psm
Apr 2026Blk 188D04 TO 0695 sqmS$530,000S$5,579 psm×1.000S$5,579 psm
Mar 2026Blk 19507 TO 0991 sqmS$560,000S$6,154 psm×0.997S$6,136 psm
Mar 2026Blk 117B10 TO 1295 sqmS$580,000S$6,105 psm×0.997S$6,087 psm
Feb 2026Blk 190B04 TO 0696 sqmS$590,000S$6,146 psm×0.997S$6,128 psm
Feb 2026Blk 188D16 TO 1895 sqmS$605,000S$6,368 psm×0.997S$6,350 psm
Feb 2026Blk 188C07 TO 0996 sqmS$568,000S$5,917 psm×0.997S$5,899 psm
Jan 2026Blk 12116 TO 1890 sqmS$578,000S$6,422 psm×0.997S$6,403 psm
Jan 2026Blk 123C10 TO 12101 sqmS$592,000S$5,861 psm×0.997S$5,844 psm
Dec 2025Blk 186B01 TO 0391 sqmS$545,000S$5,989 psm×0.996S$5,965 psm
Dec 2025Blk 19710 TO 1291 sqmS$580,000S$6,374 psm×0.996S$6,349 psm
Dec 2025Blk 116B13 TO 1595 sqmS$560,000S$5,895 psm×0.996S$5,872 psm
Dec 2025Blk 188D10 TO 1295 sqmS$575,000S$6,053 psm×0.996S$6,029 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.

6.01% gross yield

S$37,200 of rent a year against the estimate above · 0.19 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 64 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 2026119A4 ROOMS$3,500
Sept 20261944 ROOMS$3,100
Sept 2026124B4 ROOMS$3,000
Sept 2026122D4 ROOMS$2,680
Sept 20261444 ROOMS$2,000
Aug 20261964 ROOMS$3,500
Aug 2026123B4 ROOMS$3,300
Aug 2026188A4 ROOMS$3,100

median of 64 HDB rental approvals for 4 ROOM on Rivervale Dr since 2025-10.

Buying or selling at S$619,128?

Buying: Stamp duty on S$619,128 · Cash and CPF needed on S$619,128 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$619,128.

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

Primary schools near 120a 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 120A · 5 ROOM · 01 TO 03 · Premium Apartment · 74 years left
121 sqmS$650,000S$5,372 psm
Jun 2026
Blk 120A · 4 ROOM · 04 TO 06 · Premium Apartment · 74 years left
excluded: outlier
102 sqmS$555,000S$5,441 psm
Jul 2025
Blk 120A · EXECUTIVE · 01 TO 03 · Premium Apartment · 75 years left
141 sqmS$850,000S$6,028 psm
Feb 2025
Blk 120A · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left
121 sqmS$670,000S$5,537 psm
Feb 2024
Blk 120A · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left
101 sqmS$520,000S$5,149 psm
Oct 2023
Blk 120A · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left
121 sqmS$655,000S$5,413 psm
Jan 2023
Blk 120A · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left
102 sqmS$515,000S$5,049 psm
Oct 2022
Blk 120A · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left
102 sqmS$518,000S$5,078 psm
See more

Showing 8 of 35.

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$593,934S$655,751S$710,191S$722,612
10 years63 yearsS$575,390S$701,397S$822,690S$851,718
20 years53 yearsS$529,928S$787,445S$1,083,341S$1,161,138

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.