Blk 164B Rivervale Cres
Project page · 99-year lease from 2017
Based on 12 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 180D | 07 TO 09 | 67 sqm | S$495,000 | S$7,388 psm | ×1.000 | S$7,388 psm |
| Jul 2026 | Blk 180A | 16 TO 18 | 67 sqm | S$533,000 | S$7,955 psm | ×1.000 | S$7,955 psm |
| Jul 2026 | Blk 180B | 07 TO 09 | 67 sqm | S$515,000 | S$7,687 psm | ×1.000 | S$7,687 psm |
| May 2026 | Blk 180B | 13 TO 15 | 67 sqm | S$525,000 | S$7,836 psm | ×1.000 | S$7,836 psm |
| May 2026 | Blk 164B | 10 TO 12 | 68 sqm | S$518,000 | S$7,618 psm | ×1.000 | S$7,618 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 |
| Apr 2026 | Blk 164B | 01 TO 03 | 68 sqm | S$450,000 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Apr 2026 | Blk 180B | 16 TO 18 | 67 sqm | S$516,888 | S$7,715 psm | ×1.000 | S$7,715 psm |
| Feb 2026 | Blk 180A | 16 TO 18 | 67 sqm | S$526,888 | S$7,864 psm | ×0.997 | S$7,841 psm |
| Jan 2026 | Blk 163C | 07 TO 09 | 68 sqm | S$480,000 | S$7,059 psm | ×0.997 | S$7,038 psm |
| Jan 2026 | Blk 180D | 01 TO 03 | 67 sqm | S$468,000 | S$6,985 psm | ×0.997 | S$6,964 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.
6.46% gross yield
S$33,600 of rent a year against the estimate above · 0.42 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$520,343?
Buying: Stamp duty on S$520,343 · Cash and CPF needed on S$520,343 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$520,343.
Each opens with this figure filled in; change anything there.
Primary schools near 164b 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 · 398 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 447 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 510 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 796 m · no 2025 Phase 2C ballot
- Greendale Primary School · 885 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,080 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Edgefield Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,249 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,405 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,546 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,620 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,669 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,748 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,816 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,818 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of the Nativity (girls) · 1,973 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 164B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2026 | Blk 164B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Apr 2026 | Blk 164B · 3 ROOM · 01 TO 03 · Model A · 90 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Sept 2025 | Blk 164B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Apr 2025 | Blk 164B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Nov 2024 | Blk 164B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Aug 2024 | Blk 164B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$501,888 | S$7,381 psm |
| Jun 2024 | Blk 164B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$457,000 | S$6,721 psm |
| Feb 2024 | Blk 164B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Jul 2023 | Blk 164B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Jul 2023 | Blk 164B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$460,000 | S$6,765 psm |
| May 2023 | Blk 164B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$552,000 | S$5,935 psm |
| May 2023 | Blk 164B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$463,800 | S$6,821 psm |
| Dec 2022 | Blk 164B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$440,100 | S$6,472 psm |
| Nov 2022 | Blk 164B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Nov 2022 | Blk 164B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jun 2022 | Blk 164B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Feb 2022 | Blk 164B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$375,000 | S$5,515 psm |
| Dec 2021 | Blk 164B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$465,000 | S$5,000 psm |
| Dec 2021 | Blk 164B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Nov 2021 | Blk 164B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Oct 2021 | Blk 164B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$380,000 | S$5,588 psm |
Showing 22 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 164B · 3 ROOM | S$3,200 | — |
| May 2024 | Blk 164B · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 164B · 4 ROOM | S$3,400 | — |
| Jan 2024 | Blk 164B · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 164B · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 164B · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 164B · 3 ROOM | S$3,200 | — |
| Jan 2023 | Blk 164B · 4 ROOM | S$3,800 | — |
| Oct 2021 | Blk 164B · 3 ROOM | S$1,660 | — |
| Sept 2021 | Blk 164B · 3 ROOM | S$2,200 | — |
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 89 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 | 84 years | S$488,561 | S$539,411 | S$584,193 | S$594,410 |
| 10 years | 79 years | S$456,641 | S$556,643 | S$652,904 | S$675,941 |
| 20 years | 69 years | S$413,418 | S$614,318 | S$845,157 | S$905,850 |
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.