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HDB · 542190

Blk 190B Rivervale Dr

Project page · 99-year lease from 2000

Indicative value range
S$666,267 – S$686,250
Indicative mid S$674,012 · S$5,861 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 190B13 TO 15115 sqmS$680,000S$5,913 psm×1.000S$5,913 psm
Aug 2026Blk 190B10 TO 12115 sqmS$661,000S$5,748 psm×1.000S$5,748 psm
Jul 2026Blk 190B16 TO 18115 sqmS$705,000S$6,130 psm×1.000S$6,130 psm
Jan 2026Blk 190B07 TO 09115 sqmS$670,000S$5,826 psm×0.997S$5,809 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.

5.70% gross yield

S$38,400 of rent a year against the estimate above · 0.19 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 128 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

ApprovedBlockFlatRent a month
Sept 20261455 ROOMS$3,500
Sept 2026188B5 ROOMS$3,350
Sept 2026122D5 ROOMS$3,350
Sept 2026192C5 ROOMS$3,300
Sept 20261975 ROOMS$3,200
Sept 2026188A5 ROOMS$3,200
Sept 2026188A5 ROOMS$3,200
Sept 2026187A5 ROOMS$3,100

median of 128 HDB rental approvals for 5 ROOM on Rivervale Dr since 2025-10.

Buying or selling at S$674,012?

Buying: Stamp duty on S$674,012 · Cash and CPF needed on S$674,012 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$674,012.

Each opens with this figure filled in; change anything there.

Primary schools near 190b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 190B · 5 ROOM · 13 TO 15 · Improved · 73 years left
115 sqmS$680,000S$5,913 psm
Aug 2026
Blk 190B · 5 ROOM · 10 TO 12 · Improved · 73 years left
115 sqmS$661,000S$5,748 psm
Jul 2026
Blk 190B · 5 ROOM · 16 TO 18 · Improved · 73 years left
115 sqmS$705,000S$6,130 psm
Feb 2026
Blk 190B · 4 ROOM · 04 TO 06 · Model A · 73 years left
96 sqmS$590,000S$6,146 psm
Jan 2026
Blk 190B · 5 ROOM · 07 TO 09 · Improved · 73 years left
115 sqmS$670,000S$5,826 psm
Oct 2025
Blk 190B · 4 ROOM · 10 TO 12 · Model A · 74 years left
95 sqmS$595,000S$6,263 psm
Nov 2024
Blk 190B · 5 ROOM · 07 TO 09 · Improved · 75 years left
115 sqmS$660,000S$5,739 psm
Oct 2024
Blk 190B · 4 ROOM · 07 TO 09 · Model A · 75 years left
96 sqmS$575,555S$5,995 psm
Jul 2024
Blk 190B · 5 ROOM · 13 TO 15 · Improved · 75 years left
115 sqmS$650,000S$5,652 psm
Jul 2024
Blk 190B · 5 ROOM · 01 TO 03 · Improved · 75 years left
114 sqmS$585,000S$5,132 psm
Jun 2024
Blk 190B · 4 ROOM · 04 TO 06 · Model A · 75 years left
95 sqmS$522,000S$5,495 psm
Mar 2024
Blk 190B · 4 ROOM · 10 TO 12 · Model A · 75 years left
96 sqmS$530,000S$5,521 psm
Jan 2024
Blk 190B · 4 ROOM · 01 TO 03 · Model A · 75 years left
95 sqmS$475,000S$5,000 psm
May 2023
Blk 190B · 4 ROOM · 01 TO 03 · Model A · 76 years left
95 sqmS$480,000S$5,053 psm
Apr 2023
Blk 190B · 5 ROOM · 01 TO 03 · Improved · 76 years left
115 sqmS$490,000S$4,261 psm
May 2022
Blk 190B · 4 ROOM · 16 TO 18 · Model A · 77 years left
95 sqmS$475,000S$5,000 psm
Feb 2022
Blk 190B · 5 ROOM · 04 TO 06 · Improved · 77 years left
115 sqmS$555,000S$4,826 psm
Jan 2022
Blk 190B · 5 ROOM · 10 TO 12 · Improved · 77 years left
115 sqmS$520,000S$4,522 psm
Nov 2021
Blk 190B · 4 ROOM · 13 TO 15 · Model A · 78 years left
95 sqmS$413,000S$4,347 psm
See more

Showing 19 of 62.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years67 yearsS$646,585S$713,882S$773,148S$786,669
10 years62 yearsS$626,397S$763,574S$895,619S$927,220
20 years52 yearsS$576,905S$857,250S$1,179,376S$1,264,069

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.