Blk 185A Rivervale Cres
Project page · 99-year lease from 2000
Based on 20 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 158A | 01 TO 03 | 111 sqm | S$585,000 | S$5,270 psm | ×1.000 | S$5,270 psm |
| Jul 2026 | Blk 184B | 13 TO 15 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jul 2026 | Blk 183A | 07 TO 09 | 110 sqm | S$590,000 | S$5,364 psm | ×1.000 | S$5,364 psm |
| Jun 2026 | Blk 184A | 16 TO 18 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Jun 2026 | Blk 183C | 04 TO 06 | 110 sqm | S$615,000 | S$5,591 psm | ×1.000 | S$5,591 psm |
| Jun 2026 | Blk 157C | 07 TO 09 | 112 sqm | S$650,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| May 2026 | Blk 158A | 13 TO 15 | 110 sqm | S$633,000 | S$5,755 psm | ×1.000 | S$5,755 psm |
| May 2026 | Blk 157C | 04 TO 06 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Apr 2026 | Blk 157B | 01 TO 03 | 111 sqm | S$598,000 | S$5,387 psm | ×1.000 | S$5,387 psm |
| Mar 2026 | Blk 158D | 13 TO 15 | 109 sqm | S$638,000 | S$5,853 psm | ×0.997 | S$5,836 psm |
| Mar 2026 | Blk 184B | 04 TO 06 | 110 sqm | S$625,000 | S$5,682 psm | ×0.997 | S$5,665 psm |
| Mar 2026 | Blk 184A | 13 TO 15 | 110 sqm | S$630,000 | S$5,727 psm | ×0.997 | S$5,710 psm |
| Mar 2026 | Blk 157B | 07 TO 09 | 112 sqm | S$650,000 | S$5,804 psm | ×0.997 | S$5,786 psm |
| Feb 2026 | Blk 158D | 16 TO 18 | 111 sqm | S$680,000 | S$6,126 psm | ×0.997 | S$6,108 psm |
| Jan 2026 | Blk 148 | 13 TO 15 | 116 sqm | S$658,000 | S$5,672 psm | ×0.997 | S$5,656 psm |
| Jan 2026 | Blk 157B | 10 TO 12 | 111 sqm | S$652,000 | S$5,874 psm | ×0.997 | S$5,857 psm |
| Jan 2026 | Blk 185A | 07 TO 09 | 110 sqm | S$590,000 | S$5,364 psm | ×0.997 | S$5,348 psm |
| Dec 2025 | Blk 142 | 01 TO 03 | 122 sqm | S$640,000 | S$5,246 psm | ×0.996 | S$5,225 psm |
| Dec 2025 | Blk 148 | 07 TO 09 | 116 sqm | S$670,000 | S$5,776 psm | ×0.996 | S$5,753 psm |
| Nov 2025 | Blk 148 | 04 TO 06 | 122 sqm | S$665,000 | S$5,451 psm | ×0.996 | S$5,429 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.
6.32% gross yield
S$39,600 of rent a year against the estimate above · 0.43 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 80 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 | 185A | 5 ROOM | S$3,700 |
| Sept 2026 | 162A | 5 ROOM | S$3,300 |
| Sept 2026 | 183B | 5 ROOM | S$3,000 |
| Aug 2026 | 158B | 5 ROOM | S$3,400 |
| Aug 2026 | 157B | 5 ROOM | S$3,300 |
| Aug 2026 | 183B | 5 ROOM | S$3,300 |
| Aug 2026 | 183C | 5 ROOM | S$3,300 |
| Aug 2026 | 157C | 5 ROOM | S$3,300 |
median of 80 HDB rental approvals for 5 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$626,571?
Buying: Stamp duty on S$626,571 · Cash and CPF needed on S$626,571 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$626,571.
Each opens with this figure filled in; change anything there.
Primary schools near 185a 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 · 187 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 618 m · no 2025 Phase 2C ballot
- North Spring Primary School · 680 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 686 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 866 m · no 2025 Phase 2C ballot
- Horizon Primary School · 934 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 952 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Oasis Primary School · 1,241 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,268 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,325 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,629 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,723 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,852 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 185A · 4 ROOM · 07 TO 09 · Model A · 74 years left | 91 sqm | S$525,000 | S$5,769 psm |
| Jan 2026 | Blk 185A · 5 ROOM · 07 TO 09 · Improved · 74 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Jul 2025 | Blk 185A · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$605,000 | S$5,500 psm |
| Jan 2025 | Blk 185A · 5 ROOM · 10 TO 12 · Improved · 75 years left | 109 sqm | S$610,000 | S$5,596 psm |
| May 2024 | Blk 185A · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$568,000 | S$5,164 psm |
| Apr 2024 | Blk 185A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 110 sqm | S$545,000 | S$4,955 psm |
| Jan 2024 | Blk 185A · 5 ROOM · 01 TO 03 · Improved · 76 years left | 109 sqm | S$545,000 | S$5,000 psm |
| Jan 2024 | Blk 185A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 109 sqm | S$535,000 | S$4,908 psm |
| Jul 2023 | Blk 185A · 5 ROOM · 10 TO 12 · Improved · 77 years left | 110 sqm | S$540,000 | S$4,909 psm |
| May 2023 | Blk 185A · 4 ROOM · 13 TO 15 · Model A · 77 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Oct 2022 | Blk 185A · 4 ROOM · 04 TO 06 · Model A · 77 years left | 91 sqm | S$462,000 | S$5,077 psm |
| Aug 2022 | Blk 185A · 5 ROOM · 13 TO 15 · Improved · 77 years left | 109 sqm | S$535,000 | S$4,908 psm |
Showing 12 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 185A · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 185A · 5 ROOM | S$3,200 | — |
| Dec 2025 | Blk 185A · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 185A · 5 ROOM | S$3,700 | — |
| Nov 2025 | Blk 185A · 5 ROOM | S$3,300 | — |
| Jul 2025 | Blk 185A · 4 ROOM | S$2,800 | — |
| Dec 2024 | Blk 185A · 5 ROOM | S$3,800 | — |
| Dec 2024 | Blk 185A · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 185A · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 185A · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 185A · 4 ROOM | S$2,800 | — |
| Nov 2021 | Blk 185A · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 185A · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 185A · 4 ROOM | S$2,000 | — |
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 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$601,075 | S$663,635 | S$718,729 | S$731,299 |
| 10 years | 62 years | S$582,308 | S$709,830 | S$832,581 | S$861,957 |
| 20 years | 52 years | S$536,299 | S$796,912 | S$1,096,365 | S$1,175,097 |
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.