Blk 157B Rivervale Cres
Project page · 99-year lease from 2003
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 |
|---|---|---|---|---|---|---|---|
| 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 157B | 07 TO 09 | 112 sqm | S$650,000 | S$5,804 psm | ×0.997 | S$5,786 psm |
| Jan 2026 | Blk 157B | 10 TO 12 | 111 sqm | S$652,000 | S$5,874 psm | ×0.997 | S$5,857 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.
6.22% gross yield
S$39,600 of rent a year against the estimate above · 0.33 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$636,510?
Buying: Stamp duty on S$636,510 · Cash and CPF needed on S$636,510 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$636,510.
Each opens with this figure filled in; change anything there.
Primary schools near 157b 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
- North Spring Primary School · 419 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 692 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Greendale Primary School · 1,016 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,281 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,311 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,399 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,402 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,641 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,756 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,823 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of the Nativity (girls) · 1,848 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Palm View Primary School · 1,855 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,893 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 157B · 4 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 90 sqm | S$580,000 | S$6,444 psm |
| Sept 2026 | Blk 157B · 4 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Apr 2026 | Blk 157B · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 111 sqm | S$598,000 | S$5,387 psm |
| Mar 2026 | Blk 157B · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 112 sqm | S$650,000 | S$5,804 psm |
| Jan 2026 | Blk 157B · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 111 sqm | S$652,000 | S$5,874 psm |
| Sept 2025 | Blk 157B · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 111 sqm | S$585,000 | S$5,270 psm |
| Jun 2025 | Blk 157B · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 90 sqm | S$590,000 | S$6,556 psm |
| Jan 2025 | Blk 157B · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 94 sqm | S$548,000 | S$5,830 psm |
| Mar 2024 | Blk 157B · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 109 sqm | S$550,000 | S$5,046 psm |
| Dec 2023 | Blk 157B · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left | 109 sqm | S$585,000 | S$5,367 psm |
| Feb 2023 | Blk 157B · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 110 sqm | S$555,000 | S$5,045 psm |
| Sept 2022 | Blk 157B · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left excluded: outlier | 110 sqm | S$678,000 | S$6,164 psm |
| Jul 2022 | Blk 157B · 4 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 90 sqm | S$465,000 | S$5,167 psm |
| Jul 2022 | Blk 157B · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 90 sqm | S$440,000 | S$4,889 psm |
| Jun 2022 | Blk 157B · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 109 sqm | S$545,000 | S$5,000 psm |
| Mar 2022 | Blk 157B · 4 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 94 sqm | S$421,800 | S$4,487 psm |
| Nov 2021 | Blk 157B · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 112 sqm | S$495,000 | S$4,420 psm |
Showing 17 of 86.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 157B · 5 ROOM | S$3,300 | — |
| Jul 2026 | Blk 157B · 5 ROOM | S$3,200 | — |
| Jun 2026 | Blk 157B · 5 ROOM | S$3,100 | — |
| May 2026 | Blk 157B · 5 ROOM | S$2,700 | — |
| Dec 2025 | Blk 157B · 5 ROOM | S$2,900 | — |
| Nov 2025 | Blk 157B · 5 ROOM | S$3,350 | — |
| Jul 2025 | Blk 157B · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 157B · 5 ROOM | S$2,700 | — |
| May 2025 | Blk 157B · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 157B · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 157B · 5 ROOM | S$3,300 | — |
| Nov 2024 | Blk 157B · 5 ROOM | S$2,900 | — |
| Jun 2024 | Blk 157B · 5 ROOM | S$3,100 | — |
| Jun 2024 | Blk 157B · 5 ROOM | S$3,100 | — |
| Apr 2024 | Blk 157B · 5 ROOM | S$2,700 | — |
| Jan 2024 | Blk 157B · 4 ROOM | S$2,400 | — |
| Dec 2023 | Blk 157B · 5 ROOM | S$2,600 | — |
| Nov 2023 | Blk 157B · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 157B · 5 ROOM | S$3,300 | — |
| Oct 2023 | Blk 157B · 5 ROOM | S$4,000 | — |
| Jun 2023 | Blk 157B · 5 ROOM | S$2,800 | — |
| May 2023 | Blk 157B · 5 ROOM | S$3,600 | — |
| May 2023 | Blk 157B · 5 ROOM | S$2,500 | — |
| Apr 2023 | Blk 157B · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 157B · 5 ROOM | S$2,100 | — |
| Jun 2022 | Blk 157B · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 157B · 5 ROOM | S$2,100 | — |
| Mar 2022 | Blk 157B · 5 ROOM | S$2,000 | — |
| Feb 2022 | Blk 157B · 5 ROOM | S$2,350 | — |
| Jan 2022 | Blk 157B · 5 ROOM | S$2,500 | — |
| Dec 2021 | Blk 157B · 4 ROOM | S$2,050 | — |
| Nov 2021 | Blk 157B · 5 ROOM | S$1,850 | — |
| Aug 2021 | Blk 157B · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 157B · 5 ROOM | S$1,900 | — |
| Jul 2021 | Blk 157B · 5 ROOM | S$2,100 | — |
| Jul 2021 | Blk 157B · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 157B · 4 ROOM | S$1,850 | — |
| Jun 2021 | Blk 157B · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 157B · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 157B · 5 ROOM | S$1,600 | — |
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 75 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 | 70 years | S$600,705 | S$663,226 | S$718,287 | S$730,849 |
| 10 years | 65 years | S$576,260 | S$702,458 | S$823,934 | S$853,006 |
| 20 years | 55 years | S$538,614 | S$800,353 | S$1,101,098 | S$1,180,170 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.