Blk 180C Rivervale Cres
Project page · 99-year lease from 2015
Based on 7 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 180C | 16 TO 18 | 93 sqm | S$570,000 | S$6,129 psm | ×1.000 | S$6,129 psm |
| Jun 2026 | Blk 180C | 04 TO 06 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| May 2026 | Blk 180C | 10 TO 12 | 93 sqm | S$605,000 | S$6,505 psm | ×1.000 | S$6,505 psm |
| Apr 2026 | Blk 180C | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Mar 2026 | Blk 180C | 07 TO 09 | 93 sqm | S$600,000 | S$6,452 psm | ×0.997 | S$6,433 psm |
| Jan 2026 | Blk 180C | 10 TO 12 | 93 sqm | S$628,888 | S$6,762 psm | ×0.997 | S$6,742 psm |
| Jan 2026 | Blk 180C | 01 TO 03 | 93 sqm | S$585,000 | S$6,290 psm | ×0.997 | S$6,272 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.
6.22% gross yield
S$37,200 of rent a year against the estimate above · 0.38 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 159A | 4 ROOM | S$3,300 |
| Sept 2026 | 178B | 4 ROOM | S$3,200 |
| Sept 2026 | 159A | 4 ROOM | S$3,200 |
| Sept 2026 | 178D | 4 ROOM | S$3,200 |
| Sept 2026 | 158A | 4 ROOM | S$3,200 |
| Sept 2026 | 158C | 4 ROOM | S$3,000 |
| Sept 2026 | 142 | 4 ROOM | S$2,700 |
| Aug 2026 | 162A | 4 ROOM | S$3,300 |
median of 108 HDB rental approvals for 4 ROOM on Rivervale Cres since 2025-10.
Buying or selling at S$598,230?
Buying: Stamp duty on S$598,230 · Cash and CPF needed on S$598,230 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$598,230.
Each opens with this figure filled in; change anything there.
Primary schools near 180c 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
- Mee Toh School · 503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 620 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 761 m · no 2025 Phase 2C ballot
1 to 2 km
- Seng Kang Primary School · 1,060 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,123 m · no 2025 Phase 2C ballot
- Horizon Primary School · 1,148 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,381 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,599 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,628 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,739 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,772 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 88 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jun 2026 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$595,000 | S$6,398 psm |
| May 2026 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Apr 2026 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Mar 2026 | Blk 180C · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2026 | Blk 180C · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jan 2026 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$628,888 | S$6,762 psm |
| Jun 2025 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2024 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Nov 2024 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Oct 2024 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Oct 2024 | Blk 180C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Oct 2024 | Blk 180C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$561,000 | S$6,032 psm |
| Aug 2024 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2024 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$608,888 | S$6,547 psm |
| Apr 2024 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Mar 2024 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Feb 2024 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jan 2024 | Blk 180C · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$546,000 | S$5,871 psm |
| Jan 2024 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$528,000 | S$5,677 psm |
| Nov 2023 | Blk 180C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Aug 2023 | Blk 180C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Jun 2023 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2023 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$552,000 | S$5,935 psm |
| Apr 2023 | Blk 180C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Oct 2022 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Oct 2022 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$507,000 | S$5,452 psm |
| Aug 2022 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$490,000 | S$5,269 psm |
| May 2022 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$470,000 | S$5,054 psm |
| Apr 2022 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Apr 2022 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$470,000 | S$5,054 psm |
| Mar 2022 | Blk 180C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$470,000 | S$5,054 psm |
| Jan 2022 | Blk 180C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$440,000 | S$4,731 psm |
| Dec 2021 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$435,000 | S$4,677 psm |
| Nov 2021 | Blk 180C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$450,000 | S$4,839 psm |
| Nov 2021 | Blk 180C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$443,888 | S$4,773 psm |
Showing 36 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 180C · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 180C · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 180C · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 180C · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 180C · 4 ROOM | S$2,000 | — |
| Jan 2025 | Blk 180C · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 180C · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 180C · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 180C · 4 ROOM | S$2,950 | — |
| Jun 2024 | Blk 180C · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 180C · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 180C · 4 ROOM | S$1,800 | — |
| Jan 2023 | Blk 180C · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 180C · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 180C · 4 ROOM | S$3,600 | — |
| Sept 2022 | Blk 180C · 4 ROOM | S$2,950 | — |
| Jun 2022 | Blk 180C · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 180C · 4 ROOM | S$3,000 | — |
| Sept 2021 | Blk 180C · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 180C · 4 ROOM | S$1,800 | — |
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 87 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 | 82 years | S$561,691 | S$620,152 | S$671,636 | S$683,383 |
| 10 years | 77 years | S$524,993 | S$639,963 | S$750,633 | S$777,118 |
| 20 years | 67 years | S$475,300 | S$706,270 | S$971,663 | S$1,041,440 |
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.