Blk 121A Rivervale Dr
Project page · 99-year lease from 2000
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 121A | 13 TO 15 | 110 sqm | S$628,000 | S$5,709 psm | ×1.000 | S$5,709 psm |
| May 2026 | Blk 121A | 04 TO 06 | 110 sqm | S$620,000 | S$5,636 psm | ×1.000 | S$5,636 psm |
| Mar 2026 | Blk 121A | 10 TO 12 | 110 sqm | S$642,000 | S$5,836 psm | ×0.997 | S$5,819 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.
6.11% gross yield
S$38,400 of rent a year against the estimate above · 0.22 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 145 | 5 ROOM | S$3,500 |
| Sept 2026 | 188B | 5 ROOM | S$3,350 |
| Sept 2026 | 122D | 5 ROOM | S$3,350 |
| Sept 2026 | 192C | 5 ROOM | S$3,300 |
| Sept 2026 | 197 | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 188A | 5 ROOM | S$3,200 |
| Sept 2026 | 187A | 5 ROOM | S$3,100 |
median of 128 HDB rental approvals for 5 ROOM on Rivervale Dr since 2025-10.
Buying or selling at S$628,000?
Buying: Stamp duty on S$628,000 · Cash and CPF needed on S$628,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$628,000.
Each opens with this figure filled in; change anything there.
Primary schools near 121a 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
- North Spring Primary School · 105 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 635 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 914 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,040 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,077 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Greendale Primary School · 1,295 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,415 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,447 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,493 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,562 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,591 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 1,660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,752 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,847 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,950 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Waterway Primary School · 1,951 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol View Primary School · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 121A · 5 ROOM · 13 TO 15 · Improved · 73 years left | 110 sqm | S$628,000 | S$5,709 psm |
| May 2026 | Blk 121A · 5 ROOM · 04 TO 06 · Improved · 73 years left | 110 sqm | S$620,000 | S$5,636 psm |
| Mar 2026 | Blk 121A · 5 ROOM · 10 TO 12 · Improved · 73 years left | 110 sqm | S$642,000 | S$5,836 psm |
| May 2025 | Blk 121A · 5 ROOM · 01 TO 03 · Improved · 74 years left | 109 sqm | S$592,000 | S$5,431 psm |
| May 2025 | Blk 121A · 4 ROOM · 04 TO 06 · Model A · 74 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Apr 2025 | Blk 121A · 4 ROOM · 07 TO 09 · Model A · 74 years left | 91 sqm | S$560,000 | S$6,154 psm |
| Mar 2025 | Blk 121A · 4 ROOM · 01 TO 03 · Model A · 74 years left | 89 sqm | S$515,000 | S$5,787 psm |
| Aug 2024 | Blk 121A · 5 ROOM · 16 TO 18 · Improved · 75 years left | 110 sqm | S$618,000 | S$5,618 psm |
| May 2024 | Blk 121A · 5 ROOM · 01 TO 03 · Improved · 75 years left | 109 sqm | S$545,000 | S$5,000 psm |
| Apr 2024 | Blk 121A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$579,000 | S$5,264 psm |
| May 2023 | Blk 121A · 4 ROOM · 04 TO 06 · Model A · 76 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Apr 2023 | Blk 121A · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$573,888 | S$5,217 psm |
| Jan 2023 | Blk 121A · 5 ROOM · 10 TO 12 · Improved · 77 years left | 110 sqm | S$550,000 | S$5,000 psm |
| Jan 2023 | Blk 121A · 4 ROOM · 16 TO 18 · Model A · 77 years left | 91 sqm | S$500,000 | S$5,495 psm |
| Nov 2022 | Blk 121A · 5 ROOM · 01 TO 03 · Improved · 77 years left | 109 sqm | S$550,000 | S$5,046 psm |
| Oct 2022 | Blk 121A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$505,000 | S$4,591 psm |
| Sept 2022 | Blk 121A · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$536,888 | S$4,881 psm |
| Mar 2022 | Blk 121A · 4 ROOM · 13 TO 15 · Model A · 77 years left | 91 sqm | S$455,000 | S$5,000 psm |
Showing 18 of 76.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 121A · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 121A · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 121A · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 121A · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 121A · 5 ROOM | S$2,200 | — |
| May 2022 | Blk 121A · 5 ROOM | S$3,000 | — |
| Feb 2022 | Blk 121A · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 121A · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 121A · 5 ROOM | S$1,950 | — |
| Dec 2021 | Blk 121A · 5 ROOM | S$1,800 | — |
| Dec 2021 | Blk 121A · 5 ROOM | S$1,700 | — |
| Oct 2021 | Blk 121A · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 121A · 5 ROOM | S$1,800 | — |
| Jan 2021 | Blk 121A · 5 ROOM | S$1,900 | — |
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 72 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 | 67 years | S$602,445 | S$665,148 | S$720,368 | S$732,967 |
| 10 years | 62 years | S$583,635 | S$711,448 | S$834,480 | S$863,923 |
| 20 years | 52 years | S$537,522 | S$798,730 | S$1,098,865 | S$1,177,777 |
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.