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HDB · 543120

Blk 120C Rivervale Dr

Project page · 99-year lease from 2001

Indicative value range
S$860,287 – S$907,491
Indicative mid S$888,855 · S$6,260 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 119A07 TO 09142 sqmS$926,000S$6,521 psm×1.000S$6,521 psm
Oct 2026Blk 189A13 TO 15131 sqmS$840,000S$6,412 psm×1.000S$6,412 psm
Sept 2026Blk 116B16 TO 18130 sqmS$830,000S$6,385 psm×1.000S$6,385 psm
Sept 2026Blk 189C16 TO 18131 sqmS$838,000S$6,397 psm×1.000S$6,397 psm
Sept 2026Blk 116B10 TO 12130 sqmS$800,000S$6,154 psm×1.000S$6,154 psm
Sept 2026Blk 189C10 TO 12131 sqmS$828,000S$6,321 psm×1.000S$6,321 psm
Aug 2026Blk 189C16 TO 18131 sqmS$820,000S$6,260 psm×1.000S$6,260 psm
Jul 2026Blk 116A01 TO 03129 sqmS$760,000S$5,891 psm×1.000S$5,891 psm
Jul 2026Blk 189C07 TO 09131 sqmS$808,000S$6,168 psm×1.000S$6,168 psm
Jul 2026Blk 116B16 TO 18130 sqmS$850,000S$6,538 psm×1.000S$6,538 psm
Jun 2026Blk 120B07 TO 09142 sqmS$830,000S$5,845 psm×1.000S$5,845 psm
Jun 2026Blk 14307 TO 09135 sqmS$858,000S$6,356 psm×1.000S$6,356 psm
Mar 2026Blk 119D07 TO 09141 sqmS$850,000S$6,028 psm×0.997S$6,011 psm
Jan 2026Blk 14304 TO 06135 sqmS$818,000S$6,059 psm×0.997S$6,041 psm
Dec 2025Blk 120B04 TO 06141 sqmS$860,000S$6,099 psm×0.996S$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.

4.73% gross yield

S$42,000 of rent a year against the estimate above · 0.21 points below 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

ApprovedBlockFlatRent a month
Aug 2026119BEXECUTIVES$3,500
Jul 2026189CEXECUTIVES$3,500
Jul 2026143EXECUTIVES$3,400
Jul 2026117AEXECUTIVES$3,300
Jul 2026189AEXECUTIVES$2,800
Jun 2026189AEXECUTIVES$3,600
Jun 2026189BEXECUTIVES$3,550
Jun 2026116BEXECUTIVES$3,500

median of 26 HDB rental approvals for EXECUTIVE on Rivervale Dr since 2025-10.

Buying or selling at S$888,855?

Buying: Stamp duty on S$888,855 · Cash and CPF needed on S$888,855 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$888,855.

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

Primary schools near 120c 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 2022
Blk 120C · EXECUTIVE · 01 TO 03 · Premium Apartment · 78 years left
142 sqmS$700,000S$4,930 psm
Feb 2022
Blk 120C · EXECUTIVE · 16 TO 18 · Premium Apartment · 78 years left
excluded: outlier
142 sqmS$828,000S$5,831 psm
See more

Showing 2 of 34.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$852,685S$941,434S$1,019,591S$1,037,422
10 years63 yearsS$826,062S$1,006,965S$1,181,101S$1,222,774
20 years53 yearsS$760,795S$1,130,501S$1,555,305S$1,666,995

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.