Blk 178B 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 178B | 13 TO 15 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Jul 2026 | Blk 178B | 01 TO 03 | 93 sqm | S$582,888 | S$6,268 psm | ×1.000 | S$6,268 psm |
| Apr 2026 | Blk 178B | 16 TO 18 | 93 sqm | S$628,000 | S$6,753 psm | ×1.000 | S$6,753 psm |
| Feb 2026 | Blk 178B | 10 TO 12 | 93 sqm | S$615,000 | S$6,613 psm | ×0.997 | S$6,593 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.
5.99% gross yield
S$37,200 of rent a year against the estimate above · 0.15 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 108 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 | 159A | 4 ROOM | S$3,300 |
| Sept 2026 | 178B | 4 ROOM | S$3,200 |
| Sept 2026 | 159A | 4 ROOM | S$3,200 |
| Sept 2026 | 178D | 4 ROOM | S$3,200 |
| Sept 2026 | 158A | 4 ROOM | S$3,200 |
| Sept 2026 | 158C | 4 ROOM | S$3,000 |
| Sept 2026 | 142 | 4 ROOM | S$2,700 |
| Aug 2026 | 162A | 4 ROOM | S$3,300 |
median of 108 HDB rental approvals for 4 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$620,593?
Buying: Stamp duty on S$620,593 · Cash and CPF needed on S$620,593 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$620,593.
Each opens with this figure filled in; change anything there.
Primary schools near 178b 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 · 613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 631 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 843 m · no 2025 Phase 2C ballot
1 to 2 km
- Seng Kang Primary School · 1,110 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,232 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,233 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,439 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,625 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,700 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,851 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,877 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 178B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jul 2026 | Blk 178B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$582,888 | S$6,268 psm |
| Apr 2026 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Feb 2026 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jul 2025 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$630,000 | S$6,774 psm |
| May 2025 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$638,000 | S$6,860 psm |
| May 2025 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Apr 2025 | Blk 178B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$642,000 | S$6,903 psm |
| Apr 2025 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$669,000 | S$7,194 psm |
| Nov 2024 | Blk 178B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Aug 2024 | Blk 178B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jul 2024 | Blk 178B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$604,000 | S$6,495 psm |
| May 2024 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Apr 2024 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Feb 2024 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jan 2024 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Oct 2023 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Sept 2023 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Sept 2023 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$521,000 | S$5,602 psm |
| Sept 2023 | Blk 178B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$490,000 | S$5,269 psm |
| Aug 2023 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$525,000 | S$5,645 psm |
| May 2023 | Blk 178B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Mar 2023 | Blk 178B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Jan 2023 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Nov 2022 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Nov 2022 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$480,000 | S$5,161 psm |
| Oct 2022 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$493,000 | S$5,301 psm |
| Sept 2022 | Blk 178B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Sept 2022 | Blk 178B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Aug 2022 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$490,000 | S$5,269 psm |
| Feb 2022 | Blk 178B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$460,000 | S$4,946 psm |
| Jan 2022 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$445,000 | S$4,785 psm |
| Dec 2021 | Blk 178B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$465,000 | S$5,000 psm |
Showing 33 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 178B · 4 ROOM | S$3,200 | — |
| Aug 2026 | Blk 178B · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 178B · 4 ROOM | S$3,250 | — |
| Jan 2026 | Blk 178B · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 178B · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 178B · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 178B · 4 ROOM | S$3,350 | — |
| Apr 2024 | Blk 178B · 4 ROOM | S$3,200 | — |
| Feb 2024 | Blk 178B · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 178B · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 178B · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 178B · 4 ROOM | S$3,700 | — |
| Dec 2022 | Blk 178B · 4 ROOM | S$3,200 | — |
| Apr 2022 | Blk 178B · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 178B · 4 ROOM | S$1,800 | — |
| Sept 2021 | Blk 178B · 4 ROOM | S$2,400 | — |
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$582,688 | S$643,334 | S$696,743 | S$708,928 |
| 10 years | 77 years | S$544,618 | S$663,886 | S$778,692 | S$806,168 |
| 20 years | 67 years | S$493,067 | S$732,672 | S$1,007,985 | S$1,080,371 |
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.