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HDB · 543163

Blk 163C Rivervale Cres

Project page · 99-year lease from 2017

Indicative value range
S$595,000 – S$636,118
Indicative mid S$623,156 · S$6,701 psm

Based on 37 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 162C04 TO 0693 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Sept 2026Blk 178C13 TO 1593 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Sept 2026Blk 163A13 TO 1593 sqmS$625,000S$6,720 psm×1.000S$6,720 psm
Sept 2026Blk 178C04 TO 0693 sqmS$565,000S$6,075 psm×1.000S$6,075 psm
Sept 2026Blk 162C13 TO 1593 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
Sept 2026Blk 162A16 TO 1893 sqmS$636,000S$6,839 psm×1.000S$6,839 psm
Aug 2026Blk 178B13 TO 1593 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Aug 2026Blk 178A10 TO 1293 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 164B01 TO 0393 sqmS$570,000S$6,129 psm×1.000S$6,129 psm
Jul 2026Blk 178B01 TO 0393 sqmS$582,888S$6,268 psm×1.000S$6,268 psm
Jul 2026Blk 180C16 TO 1893 sqmS$570,000S$6,129 psm×1.000S$6,129 psm
Jul 2026Blk 164A10 TO 1293 sqmS$633,888S$6,816 psm×1.000S$6,816 psm
Jul 2026Blk 164A16 TO 1893 sqmS$666,888S$7,171 psm×1.000S$7,171 psm
Jun 2026Blk 180C04 TO 0693 sqmS$595,000S$6,398 psm×1.000S$6,398 psm
Jun 2026Blk 178D16 TO 1893 sqmS$655,000S$7,043 psm×1.000S$7,043 psm
May 2026Blk 180C10 TO 1293 sqmS$605,000S$6,505 psm×1.000S$6,505 psm
May 2026Blk 178D04 TO 0693 sqmS$580,000S$6,237 psm×1.000S$6,237 psm
Apr 2026Blk 178B16 TO 1893 sqmS$628,000S$6,753 psm×1.000S$6,753 psm
Apr 2026Blk 162A01 TO 0393 sqmS$605,000S$6,505 psm×1.000S$6,505 psm
Apr 2026Blk 162B04 TO 0693 sqmS$608,000S$6,538 psm×1.000S$6,538 psm
Apr 2026Blk 180C10 TO 1293 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Apr 2026Blk 162A01 TO 0393 sqmS$595,000S$6,398 psm×1.000S$6,398 psm
Mar 2026Blk 178D13 TO 1593 sqmS$638,000S$6,860 psm×0.997S$6,840 psm
Mar 2026Blk 180C07 TO 0993 sqmS$600,000S$6,452 psm×0.997S$6,433 psm
Mar 2026Blk 178A07 TO 0993 sqmS$620,000S$6,667 psm×0.997S$6,647 psm
Mar 2026Blk 163A13 TO 1593 sqmS$638,000S$6,860 psm×0.997S$6,840 psm
Mar 2026Blk 178D04 TO 0693 sqmS$585,000S$6,290 psm×0.997S$6,272 psm
Mar 2026Blk 162B13 TO 1593 sqmS$650,000S$6,989 psm×0.997S$6,969 psm
Feb 2026Blk 162B16 TO 1893 sqmS$670,888S$7,214 psm×0.997S$7,193 psm
Feb 2026Blk 178B10 TO 1293 sqmS$615,000S$6,613 psm×0.997S$6,593 psm
Jan 2026Blk 180C10 TO 1293 sqmS$628,888S$6,762 psm×0.997S$6,742 psm
Jan 2026Blk 178A07 TO 0993 sqmS$625,000S$6,720 psm×0.997S$6,701 psm
Jan 2026Blk 180C01 TO 0393 sqmS$585,000S$6,290 psm×0.997S$6,272 psm
Dec 2025Blk 178C16 TO 1893 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Dec 2025Blk 178A13 TO 1593 sqmS$595,000S$6,398 psm×0.996S$6,373 psm
Nov 2025Blk 178C13 TO 1593 sqmS$650,000S$6,989 psm×0.996S$6,962 psm
Nov 2025Blk 164C13 TO 1593 sqmS$660,000S$7,097 psm×0.996S$7,069 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.

5.97% gross yield

S$37,200 of rent a year against the estimate above · 0.13 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 108 approvals in the last year.

In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 2026159A4 ROOMS$3,300
Sept 2026178B4 ROOMS$3,200
Sept 2026159A4 ROOMS$3,200
Sept 2026178D4 ROOMS$3,200
Sept 2026158A4 ROOMS$3,200
Sept 2026158C4 ROOMS$3,000
Sept 20261424 ROOMS$2,700
Aug 2026162A4 ROOMS$3,300

median of 108 HDB rental approvals for 4 ROOM on Rivervale Cres since 2025-10.

Buying or selling at S$623,156?

Buying: Stamp duty on S$623,156 · Cash and CPF needed on S$623,156 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$623,156.

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

Primary schools near 163c 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Blk 163C · 3 ROOM · 07 TO 09 · Model A · 90 years left
68 sqmS$480,000S$7,059 psm
Aug 2025
Blk 163C · 4 ROOM · 07 TO 09 · Model A · 91 years left
93 sqmS$622,000S$6,688 psm
Jun 2025
Blk 163C · 3 ROOM · 04 TO 06 · Model A · 91 years left
68 sqmS$480,000S$7,059 psm
Dec 2024
Blk 163C · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$585,000S$6,290 psm
Nov 2024
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$671,000S$7,215 psm
Jul 2024
Blk 163C · 4 ROOM · 16 TO 18 · Model A · 92 years left
93 sqmS$645,888S$6,945 psm
Jul 2024
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$623,888S$6,708 psm
Jul 2024
Blk 163C · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$490,088S$7,207 psm
May 2024
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$595,000S$6,398 psm
May 2024
Blk 163C · 3 ROOM · 16 TO 18 · Model A · 92 years left
68 sqmS$485,000S$7,132 psm
Mar 2024
Blk 163C · 4 ROOM · 07 TO 09 · Model A · 92 years left
93 sqmS$585,000S$6,290 psm
Feb 2024
Blk 163C · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$453,000S$6,662 psm
Jan 2024
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$599,888S$6,450 psm
Aug 2023
Blk 163C · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$538,000S$5,785 psm
May 2023
Blk 163C · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$450,000S$6,618 psm
May 2023
Blk 163C · 3 ROOM · 16 TO 18 · Model A · 93 years left
68 sqmS$448,888S$6,601 psm
May 2023
Blk 163C · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$410,000S$6,029 psm
Apr 2023
Blk 163C · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$576,888S$6,203 psm
Oct 2022
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$545,000S$5,860 psm
Apr 2022
Blk 163C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$518,000S$5,570 psm
Jan 2022
Blk 163C · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$380,000S$5,588 psm
Dec 2021
Blk 163C · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$381,000S$5,603 psm
Nov 2021
Blk 163C · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$500,000S$5,376 psm
See more

Showing 23 of 35.

Sale prices as filed in caveats.

Where the lease takes this

About 89 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 years84 yearsS$585,094S$645,991S$699,621S$711,856
10 years79 yearsS$546,867S$666,628S$781,908S$809,497
20 years69 yearsS$495,104S$735,698S$1,012,148S$1,084,833

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.