Blk 189B Rivervale Dr
Project page · 99-year lease from 2000
Based on 15 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 119A | 07 TO 09 | 142 sqm | S$926,000 | S$6,521 psm | ×1.000 | S$6,521 psm |
| Oct 2026 | Blk 189A | 13 TO 15 | 131 sqm | S$840,000 | S$6,412 psm | ×1.000 | S$6,412 psm |
| Sept 2026 | Blk 116B | 16 TO 18 | 130 sqm | S$830,000 | S$6,385 psm | ×1.000 | S$6,385 psm |
| Sept 2026 | Blk 189C | 16 TO 18 | 131 sqm | S$838,000 | S$6,397 psm | ×1.000 | S$6,397 psm |
| Sept 2026 | Blk 116B | 10 TO 12 | 130 sqm | S$800,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Sept 2026 | Blk 189C | 10 TO 12 | 131 sqm | S$828,000 | S$6,321 psm | ×1.000 | S$6,321 psm |
| Aug 2026 | Blk 189C | 16 TO 18 | 131 sqm | S$820,000 | S$6,260 psm | ×1.000 | S$6,260 psm |
| Jul 2026 | Blk 116A | 01 TO 03 | 129 sqm | S$760,000 | S$5,891 psm | ×1.000 | S$5,891 psm |
| Jul 2026 | Blk 189C | 07 TO 09 | 131 sqm | S$808,000 | S$6,168 psm | ×1.000 | S$6,168 psm |
| Jul 2026 | Blk 116B | 16 TO 18 | 130 sqm | S$850,000 | S$6,538 psm | ×1.000 | S$6,538 psm |
| Jun 2026 | Blk 120B | 07 TO 09 | 142 sqm | S$830,000 | S$5,845 psm | ×1.000 | S$5,845 psm |
| Jun 2026 | Blk 143 | 07 TO 09 | 135 sqm | S$858,000 | S$6,356 psm | ×1.000 | S$6,356 psm |
| Mar 2026 | Blk 119D | 07 TO 09 | 141 sqm | S$850,000 | S$6,028 psm | ×0.997 | S$6,011 psm |
| Jan 2026 | Blk 143 | 04 TO 06 | 135 sqm | S$818,000 | S$6,059 psm | ×0.997 | S$6,041 psm |
| Dec 2025 | Blk 120B | 04 TO 06 | 141 sqm | S$860,000 | S$6,099 psm | ×0.996 | S$6,075 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.
5.12% gross yield
S$42,000 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 |
|---|---|---|---|
| Aug 2026 | 119B | EXECUTIVE | S$3,500 |
| Jul 2026 | 189C | EXECUTIVE | S$3,500 |
| Jul 2026 | 143 | EXECUTIVE | S$3,400 |
| Jul 2026 | 117A | EXECUTIVE | S$3,300 |
| Jul 2026 | 189A | EXECUTIVE | S$2,800 |
| Jun 2026 | 189A | EXECUTIVE | S$3,600 |
| Jun 2026 | 189B | EXECUTIVE | S$3,550 |
| Jun 2026 | 116B | EXECUTIVE | S$3,500 |
median of 26 HDB rental approvals for EXECUTIVE on Rivervale Dr since 2025-10.
Buying or selling at S$820,000?
Buying: Stamp duty on S$820,000 · Cash and CPF needed on S$820,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$820,000.
Each opens with this figure filled in; change anything there.
Primary schools near 189b 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
- Rivervale Primary School · 218 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 450 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 595 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 611 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 763 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 805 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 831 m · no 2025 Phase 2C ballot
- Greendale Primary School · 912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,010 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Horizon Primary School · 1,061 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Oasis Primary School · 1,195 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,395 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,451 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,589 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,601 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,745 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,814 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,814 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 189B · EXECUTIVE · 13 TO 15 · Apartment · 74 years left | 131 sqm | S$820,000 | S$6,260 psm |
| Jun 2025 | Blk 189B · EXECUTIVE · 16 TO 18 · Apartment · 74 years left | 131 sqm | S$840,000 | S$6,412 psm |
| Feb 2025 | Blk 189B · EXECUTIVE · 13 TO 15 · Apartment · 75 years left | 131 sqm | S$850,000 | S$6,489 psm |
| Oct 2024 | Blk 189B · EXECUTIVE · 13 TO 15 · Apartment · 75 years left | 131 sqm | S$795,000 | S$6,069 psm |
| Sept 2024 | Blk 189B · EXECUTIVE · 16 TO 18 · Apartment · 75 years left | 131 sqm | S$780,888 | S$5,961 psm |
| Sept 2024 | Blk 189B · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 131 sqm | S$765,000 | S$5,840 psm |
| Sept 2024 | Blk 189B · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 131 sqm | S$758,000 | S$5,786 psm |
| Apr 2024 | Blk 189B · EXECUTIVE · 04 TO 06 · Apartment · 75 years left | 131 sqm | S$718,000 | S$5,481 psm |
| Dec 2023 | Blk 189B · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 131 sqm | S$670,000 | S$5,115 psm |
| Oct 2023 | Blk 189B · EXECUTIVE · 16 TO 18 · Apartment · 76 years left | 131 sqm | S$718,000 | S$5,481 psm |
| Jul 2023 | Blk 189B · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 131 sqm | S$655,000 | S$5,000 psm |
| May 2023 | Blk 189B · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 131 sqm | S$660,000 | S$5,038 psm |
| Jul 2022 | Blk 189B · EXECUTIVE · 13 TO 15 · Apartment · 77 years left | 131 sqm | S$635,000 | S$4,847 psm |
| Jun 2022 | Blk 189B · EXECUTIVE · 04 TO 06 · Apartment · 77 years left | 131 sqm | S$675,000 | S$5,153 psm |
| Mar 2022 | Blk 189B · EXECUTIVE · 10 TO 12 · Apartment · 77 years left | 131 sqm | S$610,108 | S$4,657 psm |
| Oct 2021 | Blk 189B · EXECUTIVE · 07 TO 09 · Apartment · 78 years left | 131 sqm | S$638,800 | S$4,876 psm |
Showing 16 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 189B · EXECUTIVE | S$3,550 | — |
| May 2026 | Blk 189B · EXECUTIVE | S$3,500 | — |
| Mar 2026 | Blk 189B · EXECUTIVE | S$3,400 | — |
| Jul 2025 | Blk 189B · EXECUTIVE | S$3,700 | — |
| Jul 2025 | Blk 189B · EXECUTIVE | S$3,400 | — |
| Jun 2024 | Blk 189B · EXECUTIVE | S$3,500 | — |
| Apr 2024 | Blk 189B · EXECUTIVE | S$3,500 | — |
| Oct 2023 | Blk 189B · EXECUTIVE | S$2,800 | — |
| Jul 2023 | Blk 189B · EXECUTIVE | S$3,850 | — |
| Nov 2022 | Blk 189B · EXECUTIVE | S$3,000 | — |
| Jun 2022 | Blk 189B · EXECUTIVE | S$2,350 | — |
| Apr 2022 | Blk 189B · EXECUTIVE | S$2,500 | — |
| Nov 2021 | Blk 189B · EXECUTIVE | S$2,000 | — |
| Jul 2021 | Blk 189B · EXECUTIVE | S$1,700 | — |
| Jun 2021 | Blk 189B · EXECUTIVE | S$2,125 | — |
| Jun 2021 | Blk 189B · EXECUTIVE | S$2,000 | — |
| Apr 2021 | Blk 189B · EXECUTIVE | S$2,500 | — |
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 72 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 | 67 years | S$786,632 | S$868,506 | S$940,608 | S$957,058 |
| 10 years | 62 years | S$762,072 | S$928,961 | S$1,089,607 | S$1,128,052 |
| 20 years | 52 years | S$701,860 | S$1,042,927 | S$1,434,824 | S$1,537,862 |
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.