Blk 180A Rivervale Cres
Project page · 99-year lease from 2015
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 180A | 16 TO 18 | 67 sqm | S$533,000 | S$7,955 psm | ×1.000 | S$7,955 psm |
| May 2026 | Blk 180A | 04 TO 06 | 67 sqm | S$495,888 | S$7,401 psm | ×1.000 | S$7,401 psm |
| Apr 2026 | Blk 180A | 16 TO 18 | 67 sqm | S$536,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Feb 2026 | Blk 180A | 16 TO 18 | 67 sqm | S$526,888 | S$7,864 psm | ×0.997 | S$7,841 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.
6.35% gross yield
S$33,600 of rent a year against the estimate above · 0.31 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 180A | 3 ROOM | S$2,900 |
| Sept 2026 | 180D | 3 ROOM | S$2,600 |
| Aug 2026 | 180B | 3 ROOM | S$2,900 |
| Jul 2026 | 180D | 3 ROOM | S$2,600 |
| Jun 2026 | 180B | 3 ROOM | S$2,700 |
| May 2026 | 163C | 3 ROOM | S$3,000 |
| Mar 2026 | 180A | 3 ROOM | S$3,100 |
| Feb 2026 | 180D | 3 ROOM | S$2,900 |
median of 16 HDB rental approvals for 3 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$529,167?
Buying: Stamp duty on S$529,167 · Cash and CPF needed on S$529,167 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$529,167.
Each opens with this figure filled in; change anything there.
Primary schools near 180a 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
- Mee Toh School · 419 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 614 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 651 m · no 2025 Phase 2C ballot
- Greendale Primary School · 687 m · no 2025 Phase 2C ballot
1 to 2 km
- Edgefield Primary School · 1,038 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Seng Kang Primary School · 1,056 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,071 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,296 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,514 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,656 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,662 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 2,000 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 180A · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$533,000 | S$7,955 psm |
| Jul 2026 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$356,000 | S$7,574 psm |
| May 2026 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$495,888 | S$7,401 psm |
| May 2026 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$372,800 | S$7,932 psm |
| Apr 2026 | Blk 180A · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$536,000 | S$8,000 psm |
| Apr 2026 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 88 years left excluded: outlier | 47 sqm | S$385,000 | S$8,191 psm |
| Feb 2026 | Blk 180A · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$526,888 | S$7,864 psm |
| Sept 2025 | Blk 180A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Jul 2025 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 89 years left | 47 sqm | S$375,000 | S$7,979 psm |
| May 2025 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jan 2025 | Blk 180A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Nov 2024 | Blk 180A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$453,000 | S$6,761 psm |
| Oct 2024 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Apr 2024 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Apr 2024 | Blk 180A · 2 ROOM · 13 TO 15 · Model A · 90 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Feb 2024 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jan 2024 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Sept 2023 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$440,000 | S$6,567 psm |
| May 2023 | Blk 180A · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Mar 2023 | Blk 180A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Feb 2023 | Blk 180A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Jan 2023 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Jan 2023 | Blk 180A · 2 ROOM · 16 TO 18 · Model A · 91 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Dec 2022 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Aug 2022 | Blk 180A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Jun 2022 | Blk 180A · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$305,000 | S$6,489 psm |
| Mar 2022 | Blk 180A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Dec 2021 | Blk 180A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
Showing 28 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 180A · 3 ROOM | S$2,900 | — |
| Sept 2026 | Blk 180A · 2 ROOM | S$2,400 | — |
| Mar 2026 | Blk 180A · 3 ROOM | S$3,100 | — |
| Oct 2025 | Blk 180A · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 180A · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 180A · 2 ROOM | S$2,250 | — |
| Mar 2025 | Blk 180A · 2 ROOM | S$2,150 | — |
| Feb 2025 | Blk 180A · 3 ROOM | S$3,300 | — |
| Jan 2025 | Blk 180A · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 180A · 2 ROOM | S$2,300 | — |
| Jul 2024 | Blk 180A · 2 ROOM | S$1,200 | — |
| Jun 2024 | Blk 180A · 2 ROOM | S$2,450 | — |
| Jun 2024 | Blk 180A · 2 ROOM | S$2,000 | — |
| Dec 2023 | Blk 180A · 3 ROOM | S$3,300 | — |
| Sept 2023 | Blk 180A · 3 ROOM | S$2,900 | — |
| Jun 2023 | Blk 180A · 2 ROOM | S$2,500 | — |
| Jan 2023 | Blk 180A · 3 ROOM | S$3,300 | — |
| Aug 2022 | Blk 180A · 2 ROOM | S$1,000 | — |
| Jun 2022 | Blk 180A · 2 ROOM | S$1,600 | — |
| Oct 2021 | Blk 180A · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 180A · 2 ROOM | S$1,650 | — |
| Feb 2021 | Blk 180A · 2 ROOM | S$1,000 | — |
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 87 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 | 82 years | S$496,846 | S$548,558 | S$594,099 | S$604,489 |
| 10 years | 77 years | S$464,385 | S$566,082 | S$663,975 | S$687,403 |
| 20 years | 67 years | S$420,428 | S$624,734 | S$859,488 | S$921,210 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.