Blk 180B Rivervale Cres
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Apr 2026 | Blk 180B | 16 TO 18 | 67 sqm | S$516,888 | S$7,715 psm | ×1.000 | S$7,715 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.
6.50% gross yield
S$33,600 of rent a year against the estimate above · 0.46 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$516,888?
Buying: Stamp duty on S$516,888 · Cash and CPF needed on S$516,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$516,888.
Each opens with this figure filled in; change anything there.
Primary schools near 180b 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 · 450 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 615 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 618 m · no 2025 Phase 2C ballot
- Greendale Primary School · 726 m · no 2025 Phase 2C ballot
1 to 2 km
- Seng Kang Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,069 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,110 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,290 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,358 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,551 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,629 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,685 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,984 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 180B · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$515,000 | S$7,687 psm |
| May 2026 | Blk 180B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Apr 2026 | Blk 180B · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$516,888 | S$7,715 psm |
| Oct 2025 | Blk 180B · 2 ROOM · 01 TO 03 · Model A · 89 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Sept 2025 | Blk 180B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Aug 2024 | Blk 180B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$483,888 | S$7,222 psm |
| Aug 2024 | Blk 180B · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$344,888 | S$7,338 psm |
| Jul 2024 | Blk 180B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jul 2024 | Blk 180B · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$330,888 | S$7,040 psm |
| May 2024 | Blk 180B · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$462,000 | S$6,896 psm |
| May 2024 | Blk 180B · 3 ROOM · 01 TO 03 · Model A · 90 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Mar 2024 | Blk 180B · 2 ROOM · 13 TO 15 · Model A · 90 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Feb 2024 | Blk 180B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$456,000 | S$6,806 psm |
| Feb 2024 | Blk 180B · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jan 2024 | Blk 180B · 2 ROOM · 16 TO 18 · Model A · 90 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Dec 2023 | Blk 180B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Nov 2023 | Blk 180B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Oct 2023 | Blk 180B · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Oct 2023 | Blk 180B · 2 ROOM · 04 TO 06 · 2-room · 90 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Jul 2023 | Blk 180B · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$352,000 | S$7,489 psm |
| Apr 2023 | Blk 180B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Feb 2023 | Blk 180B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Feb 2023 | Blk 180B · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Dec 2022 | Blk 180B · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Sept 2022 | Blk 180B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$426,888 | S$6,371 psm |
| Jun 2022 | Blk 180B · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| May 2022 | Blk 180B · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Apr 2022 | Blk 180B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$399,000 | S$5,955 psm |
| Jan 2022 | Blk 180B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Jan 2022 | Blk 180B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$401,888 | S$5,998 psm |
| Jan 2022 | Blk 180B · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Dec 2021 | Blk 180B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Oct 2021 | Blk 180B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Oct 2021 | Blk 180B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$352,000 | S$5,254 psm |
Showing 34 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 180B · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 180B · 2 ROOM | S$2,400 | — |
| Jun 2026 | Blk 180B · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 180B · 2 ROOM | S$2,400 | — |
| Apr 2026 | Blk 180B · 2 ROOM | S$2,200 | — |
| Feb 2026 | Blk 180B · 3 ROOM | S$2,200 | — |
| Feb 2026 | Blk 180B · 2 ROOM | S$2,200 | — |
| Nov 2025 | Blk 180B · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 180B · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 180B · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 180B · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 180B · 2 ROOM | S$2,200 | — |
| Apr 2025 | Blk 180B · 2 ROOM | S$2,250 | — |
| Nov 2024 | Blk 180B · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 180B · 3 ROOM | S$2,850 | — |
| Apr 2024 | Blk 180B · 2 ROOM | S$2,000 | — |
| Mar 2024 | Blk 180B · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 180B · 3 ROOM | S$2,200 | — |
| Nov 2023 | Blk 180B · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 180B · 2 ROOM | S$2,100 | — |
| Jun 2023 | Blk 180B · 3 ROOM | S$3,400 | — |
| Mar 2023 | Blk 180B · 2 ROOM | S$2,500 | — |
| Nov 2022 | Blk 180B · 2 ROOM | S$800 | — |
| Jul 2022 | Blk 180B · 2 ROOM | S$1,400 | — |
| May 2022 | Blk 180B · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 180B · 2 ROOM | S$2,000 | — |
| Nov 2021 | Blk 180B · 2 ROOM | S$800 | — |
| Oct 2021 | Blk 180B · 3 ROOM | S$1,850 | — |
| Jun 2021 | Blk 180B · 2 ROOM | S$1,400 | — |
| Feb 2021 | Blk 180B · 3 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 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$485,317 | S$535,829 | S$580,314 | S$590,463 |
| 10 years | 77 years | S$453,609 | S$552,947 | S$648,569 | S$671,452 |
| 20 years | 67 years | S$410,673 | S$610,238 | S$839,545 | S$899,835 |
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.