Blk 120B Rivervale Dr
Project page · 99-year lease from 2001
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 124C | 07 TO 09 | 90 sqm | S$568,000 | S$6,311 psm | ×1.000 | S$6,311 psm |
| Sept 2026 | Blk 116C | 04 TO 06 | 95 sqm | S$550,000 | S$5,789 psm | ×1.000 | S$5,789 psm |
| Sept 2026 | Blk 195 | 07 TO 09 | 91 sqm | S$555,888 | S$6,109 psm | ×1.000 | S$6,109 psm |
| Sept 2026 | Blk 195 | 04 TO 06 | 91 sqm | S$530,000 | S$5,824 psm | ×1.000 | S$5,824 psm |
| Aug 2026 | Blk 195 | 04 TO 06 | 92 sqm | S$540,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| Aug 2026 | Blk 117A | 01 TO 03 | 95 sqm | S$545,000 | S$5,737 psm | ×1.000 | S$5,737 psm |
| Jul 2026 | Blk 194 | 10 TO 12 | 91 sqm | S$600,000 | S$6,593 psm | ×1.000 | S$6,593 psm |
| May 2026 | Blk 188C | 10 TO 12 | 96 sqm | S$578,000 | S$6,021 psm | ×1.000 | S$6,021 psm |
| May 2026 | Blk 193 | 04 TO 06 | 91 sqm | S$560,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| May 2026 | Blk 116A | 13 TO 15 | 95 sqm | S$578,000 | S$6,084 psm | ×1.000 | S$6,084 psm |
| Apr 2026 | Blk 116B | 10 TO 12 | 95 sqm | S$580,000 | S$6,105 psm | ×1.000 | S$6,105 psm |
| Apr 2026 | Blk 121 | 04 TO 06 | 90 sqm | S$545,000 | S$6,056 psm | ×1.000 | S$6,056 psm |
| Apr 2026 | Blk 188D | 04 TO 06 | 95 sqm | S$530,000 | S$5,579 psm | ×1.000 | S$5,579 psm |
| Mar 2026 | Blk 195 | 07 TO 09 | 91 sqm | S$560,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Mar 2026 | Blk 117B | 10 TO 12 | 95 sqm | S$580,000 | S$6,105 psm | ×0.997 | S$6,087 psm |
| Feb 2026 | Blk 190B | 04 TO 06 | 96 sqm | S$590,000 | S$6,146 psm | ×0.997 | S$6,128 psm |
| Feb 2026 | Blk 188D | 16 TO 18 | 95 sqm | S$605,000 | S$6,368 psm | ×0.997 | S$6,350 psm |
| Feb 2026 | Blk 188C | 07 TO 09 | 96 sqm | S$568,000 | S$5,917 psm | ×0.997 | S$5,899 psm |
| Jan 2026 | Blk 121 | 16 TO 18 | 90 sqm | S$578,000 | S$6,422 psm | ×0.997 | S$6,403 psm |
| Jan 2026 | Blk 123C | 10 TO 12 | 101 sqm | S$592,000 | S$5,861 psm | ×0.997 | S$5,844 psm |
| Dec 2025 | Blk 186B | 01 TO 03 | 91 sqm | S$545,000 | S$5,989 psm | ×0.996 | S$5,965 psm |
| Dec 2025 | Blk 197 | 10 TO 12 | 91 sqm | S$580,000 | S$6,374 psm | ×0.996 | S$6,349 psm |
| Dec 2025 | Blk 116B | 13 TO 15 | 95 sqm | S$560,000 | S$5,895 psm | ×0.996 | S$5,872 psm |
| Dec 2025 | Blk 188D | 10 TO 12 | 95 sqm | S$575,000 | S$6,053 psm | ×0.996 | S$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.
6.07% gross yield
S$37,200 of rent a year against the estimate above · 0.13 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 119A | 4 ROOM | S$3,500 |
| Sept 2026 | 194 | 4 ROOM | S$3,100 |
| Sept 2026 | 124B | 4 ROOM | S$3,000 |
| Sept 2026 | 122D | 4 ROOM | S$2,680 |
| Sept 2026 | 144 | 4 ROOM | S$2,000 |
| Aug 2026 | 196 | 4 ROOM | S$3,500 |
| Aug 2026 | 123B | 4 ROOM | S$3,300 |
| Aug 2026 | 188A | 4 ROOM | S$3,100 |
median of 64 HDB rental approvals for 4 ROOM on Rivervale Dr since 2025-10.
Buying or selling at S$613,058?
Buying: Stamp duty on S$613,058 · Cash and CPF needed on S$613,058 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$613,058.
Each opens with this figure filled in; change anything there.
Primary schools near 120b 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 · 126 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 606 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 772 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Mee Toh School · 1,039 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,101 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,291 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,398 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,422 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,436 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,552 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,562 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,827 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,899 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 120B · 5 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Jun 2026 | Blk 120B · EXECUTIVE · 07 TO 09 · Premium Apartment · 74 years left | 142 sqm | S$830,000 | S$5,845 psm |
| Feb 2026 | Blk 120B · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left excluded: outlier | 101 sqm | S$540,000 | S$5,347 psm |
| Dec 2025 | Blk 120B · EXECUTIVE · 04 TO 06 · Premium Apartment · 74 years left | 141 sqm | S$860,000 | S$6,099 psm |
| Oct 2025 | Blk 120B · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 101 sqm | S$615,000 | S$6,089 psm |
| Apr 2025 | Blk 120B · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 121 sqm | S$715,000 | S$5,909 psm |
| Dec 2024 | Blk 120B · EXECUTIVE · 13 TO 15 · Premium Apartment · 75 years left | 141 sqm | S$896,966 | S$6,361 psm |
| Jul 2023 | Blk 120B · 5 ROOM · 16 TO 18 · Premium Apartment · 77 years left | 121 sqm | S$688,000 | S$5,686 psm |
| Mar 2023 | Blk 120B · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 101 sqm | S$495,000 | S$4,901 psm |
| Feb 2023 | Blk 120B · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 101 sqm | S$485,000 | S$4,802 psm |
| Aug 2022 | Blk 120B · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 101 sqm | S$510,000 | S$5,050 psm |
| Oct 2021 | Blk 120B · EXECUTIVE · 13 TO 15 · Premium Apartment · 78 years left | 142 sqm | S$758,000 | S$5,338 psm |
| Oct 2021 | Blk 120B · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 121 sqm | S$498,000 | S$4,116 psm |
Showing 13 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 120B · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 120B · 4 ROOM | S$2,800 | — |
| Jun 2025 | Blk 120B · 4 ROOM | S$3,100 | — |
| May 2025 | Blk 120B · 5 ROOM | S$3,200 | — |
| Jan 2025 | Blk 120B · 4 ROOM | S$1,800 | — |
| Mar 2024 | Blk 120B · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 120B · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 120B · 5 ROOM | S$2,300 | — |
| Dec 2022 | Blk 120B · 4 ROOM | S$1,800 | — |
| Apr 2022 | Blk 120B · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 120B · 5 ROOM | S$2,250 | — |
| Nov 2021 | Blk 120B · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 120B · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 120B · 5 ROOM | S$1,200 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 68 years | S$588,111 | S$649,322 | S$703,229 | S$715,527 |
| 10 years | 63 years | S$569,749 | S$694,521 | S$814,625 | S$843,368 |
| 20 years | 53 years | S$524,733 | S$779,725 | S$1,072,720 | S$1,149,754 |
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.