Blk 157C Rivervale Cres
Project page · 99-year lease from 2003
Based on 20 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 158A | 01 TO 03 | 111 sqm | S$585,000 | S$5,270 psm | ×1.000 | S$5,270 psm |
| Jul 2026 | Blk 184B | 13 TO 15 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Jul 2026 | Blk 183A | 07 TO 09 | 110 sqm | S$590,000 | S$5,364 psm | ×1.000 | S$5,364 psm |
| Jun 2026 | Blk 184A | 16 TO 18 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Jun 2026 | Blk 183C | 04 TO 06 | 110 sqm | S$615,000 | S$5,591 psm | ×1.000 | S$5,591 psm |
| Jun 2026 | Blk 157C | 07 TO 09 | 112 sqm | S$650,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| May 2026 | Blk 158A | 13 TO 15 | 110 sqm | S$633,000 | S$5,755 psm | ×1.000 | S$5,755 psm |
| May 2026 | Blk 157C | 04 TO 06 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Apr 2026 | Blk 157B | 01 TO 03 | 111 sqm | S$598,000 | S$5,387 psm | ×1.000 | S$5,387 psm |
| Mar 2026 | Blk 158D | 13 TO 15 | 109 sqm | S$638,000 | S$5,853 psm | ×0.997 | S$5,836 psm |
| Mar 2026 | Blk 184B | 04 TO 06 | 110 sqm | S$625,000 | S$5,682 psm | ×0.997 | S$5,665 psm |
| Mar 2026 | Blk 184A | 13 TO 15 | 110 sqm | S$630,000 | S$5,727 psm | ×0.997 | S$5,710 psm |
| Mar 2026 | Blk 157B | 07 TO 09 | 112 sqm | S$650,000 | S$5,804 psm | ×0.997 | S$5,786 psm |
| Feb 2026 | Blk 158D | 16 TO 18 | 111 sqm | S$680,000 | S$6,126 psm | ×0.997 | S$6,108 psm |
| Jan 2026 | Blk 148 | 13 TO 15 | 116 sqm | S$658,000 | S$5,672 psm | ×0.997 | S$5,656 psm |
| Jan 2026 | Blk 157B | 10 TO 12 | 111 sqm | S$652,000 | S$5,874 psm | ×0.997 | S$5,857 psm |
| Jan 2026 | Blk 185A | 07 TO 09 | 110 sqm | S$590,000 | S$5,364 psm | ×0.997 | S$5,348 psm |
| Dec 2025 | Blk 142 | 01 TO 03 | 122 sqm | S$640,000 | S$5,246 psm | ×0.996 | S$5,225 psm |
| Dec 2025 | Blk 148 | 07 TO 09 | 116 sqm | S$670,000 | S$5,776 psm | ×0.996 | S$5,753 psm |
| Nov 2025 | Blk 148 | 04 TO 06 | 122 sqm | S$665,000 | S$5,451 psm | ×0.996 | S$5,429 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.
6.32% gross yield
S$39,600 of rent a year against the estimate above · 0.43 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 80 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 185A | 5 ROOM | S$3,700 |
| Sept 2026 | 162A | 5 ROOM | S$3,300 |
| Sept 2026 | 183B | 5 ROOM | S$3,000 |
| Aug 2026 | 158B | 5 ROOM | S$3,400 |
| Aug 2026 | 157B | 5 ROOM | S$3,300 |
| Aug 2026 | 183B | 5 ROOM | S$3,300 |
| Aug 2026 | 183C | 5 ROOM | S$3,300 |
| Aug 2026 | 157C | 5 ROOM | S$3,300 |
median of 80 HDB rental approvals for 5 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$626,571?
Buying: Stamp duty on S$626,571 · Cash and CPF needed on S$626,571 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$626,571.
Each opens with this figure filled in; change anything there.
Primary schools near 157c 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
- North Spring Primary School · 364 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 703 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 876 m · no 2025 Phase 2C ballot
1 to 2 km
- Greendale Primary School · 1,031 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,297 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,355 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,411 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,718 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,790 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,803 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,818 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,826 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Chiau Primary School · 1,835 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,887 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 157C · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 94 sqm | S$565,000 | S$6,011 psm |
| Jun 2026 | Blk 157C · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 112 sqm | S$650,000 | S$5,804 psm |
| Jun 2026 | Blk 157C · 4 ROOM · 16 TO 18 · Premium Apartment · 76 years left | 94 sqm | S$598,000 | S$6,362 psm |
| May 2026 | Blk 157C · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 110 sqm | S$625,000 | S$5,682 psm |
| Jul 2025 | Blk 157C · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 109 sqm | S$660,000 | S$6,055 psm |
| May 2025 | Blk 157C · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left | 112 sqm | S$635,000 | S$5,670 psm |
| Feb 2025 | Blk 157C · 4 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 91 sqm | S$520,000 | S$5,714 psm |
| Aug 2024 | Blk 157C · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Aug 2024 | Blk 157C · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 94 sqm | S$535,000 | S$5,691 psm |
| Jul 2024 | Blk 157C · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 110 sqm | S$623,000 | S$5,664 psm |
| Apr 2024 | Blk 157C · 5 ROOM · 13 TO 15 · Premium Apartment · 79 years left | 110 sqm | S$640,000 | S$5,818 psm |
| Dec 2023 | Blk 157C · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 109 sqm | S$540,000 | S$4,954 psm |
| Nov 2023 | Blk 157C · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 109 sqm | S$560,000 | S$5,138 psm |
| Aug 2023 | Blk 157C · 4 ROOM · 16 TO 18 · Premium Apartment · 79 years left | 91 sqm | S$512,000 | S$5,626 psm |
| Jul 2023 | Blk 157C · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 110 sqm | S$520,000 | S$4,727 psm |
| May 2023 | Blk 157C · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Mar 2023 | Blk 157C · 5 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 112 sqm | S$550,000 | S$4,911 psm |
| Jul 2022 | Blk 157C · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 110 sqm | S$475,000 | S$4,318 psm |
| Jun 2022 | Blk 157C · 4 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 91 sqm | S$475,000 | S$5,220 psm |
| Oct 2021 | Blk 157C · 5 ROOM · 01 TO 03 · Premium Apartment · 81 years left | 110 sqm | S$460,000 | S$4,182 psm |
Showing 20 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 157C · 5 ROOM | S$3,300 | — |
| Apr 2026 | Blk 157C · 5 ROOM | S$3,000 | — |
| Mar 2026 | Blk 157C · 5 ROOM | S$2,800 | — |
| Oct 2025 | Blk 157C · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 157C · 5 ROOM | S$3,000 | — |
| Jul 2025 | Blk 157C · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 157C · 5 ROOM | S$3,000 | — |
| Apr 2025 | Blk 157C · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 157C · 5 ROOM | S$3,700 | — |
| Dec 2024 | Blk 157C · 5 ROOM | S$3,100 | — |
| Aug 2024 | Blk 157C · 5 ROOM | S$3,300 | — |
| Apr 2024 | Blk 157C · 5 ROOM | S$3,000 | — |
| Jan 2024 | Blk 157C · 5 ROOM | S$3,600 | — |
| Dec 2023 | Blk 157C · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 157C · 5 ROOM | S$2,800 | — |
| Oct 2023 | Blk 157C · 5 ROOM | S$2,500 | — |
| Jun 2023 | Blk 157C · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 157C · 5 ROOM | S$3,100 | — |
| Jan 2023 | Blk 157C · 5 ROOM | S$3,800 | — |
| Dec 2022 | Blk 157C · 5 ROOM | S$3,600 | — |
| Dec 2022 | Blk 157C · 5 ROOM | S$3,100 | — |
| Oct 2022 | Blk 157C · 5 ROOM | S$2,500 | — |
| Jun 2022 | Blk 157C · 5 ROOM | S$3,300 | — |
| Jun 2022 | Blk 157C · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 157C · 5 ROOM | S$1,800 | — |
| Dec 2021 | Blk 157C · 5 ROOM | S$2,600 | — |
| Dec 2021 | Blk 157C · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 157C · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 157C · 5 ROOM | S$2,350 | — |
| Jun 2021 | Blk 157C · 5 ROOM | S$2,300 | — |
| Jun 2021 | Blk 157C · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 157C · 5 ROOM | S$2,550 | — |
| May 2021 | Blk 157C · 5 ROOM | S$1,800 | — |
| Jan 2021 | Blk 157C · 5 ROOM | S$2,150 | — |
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 75 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 | 70 years | S$591,325 | S$652,871 | S$707,072 | S$719,437 |
| 10 years | 65 years | S$567,262 | S$691,490 | S$811,069 | S$839,687 |
| 20 years | 55 years | S$530,204 | S$787,856 | S$1,083,905 | S$1,161,743 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.