Blk 185C Rivervale Cres
Project page · 99-year lease from 2000
Based on 41 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 185C | 13 TO 15 | 85 sqm | S$545,000 | S$6,412 psm | ×1.000 | S$6,412 psm |
| Oct 2026 | Blk 183D | 10 TO 12 | 85 sqm | S$538,000 | S$6,329 psm | ×1.000 | S$6,329 psm |
| Oct 2026 | Blk 157B | 07 TO 09 | 90 sqm | S$580,000 | S$6,444 psm | ×1.000 | S$6,444 psm |
| Sept 2026 | Blk 157B | 10 TO 12 | 94 sqm | S$570,000 | S$6,064 psm | ×1.000 | S$6,064 psm |
| Aug 2026 | Blk 153 | 13 TO 15 | 91 sqm | S$585,000 | S$6,429 psm | ×1.000 | S$6,429 psm |
| Aug 2026 | Blk 152 | 13 TO 15 | 91 sqm | S$583,000 | S$6,407 psm | ×1.000 | S$6,407 psm |
| Aug 2026 | Blk 153 | 16 TO 18 | 90 sqm | S$618,000 | S$6,867 psm | ×1.000 | S$6,867 psm |
| Aug 2026 | Blk 183D | 13 TO 15 | 85 sqm | S$510,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Aug 2026 | Blk 158D | 16 TO 18 | 90 sqm | S$538,888 | S$5,988 psm | ×1.000 | S$5,988 psm |
| Aug 2026 | Blk 185D | 13 TO 15 | 91 sqm | S$560,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Jul 2026 | Blk 185B | 01 TO 03 | 90 sqm | S$550,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Jul 2026 | Blk 184A | 01 TO 03 | 90 sqm | S$525,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jul 2026 | Blk 154 | 01 TO 03 | 90 sqm | S$575,000 | S$6,389 psm | ×1.000 | S$6,389 psm |
| Jul 2026 | Blk 183C | 13 TO 15 | 90 sqm | S$575,000 | S$6,389 psm | ×1.000 | S$6,389 psm |
| Jul 2026 | Blk 157C | 04 TO 06 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 psm |
| Jun 2026 | Blk 157C | 16 TO 18 | 94 sqm | S$598,000 | S$6,362 psm | ×1.000 | S$6,362 psm |
| Jun 2026 | Blk 183D | 01 TO 03 | 85 sqm | S$525,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Jun 2026 | Blk 156 | 04 TO 06 | 90 sqm | S$575,000 | S$6,389 psm | ×1.000 | S$6,389 psm |
| May 2026 | Blk 185A | 07 TO 09 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Apr 2026 | Blk 156 | 04 TO 06 | 90 sqm | S$550,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Apr 2026 | Blk 159A | 01 TO 03 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Apr 2026 | Blk 158A | 07 TO 09 | 94 sqm | S$553,000 | S$5,883 psm | ×1.000 | S$5,883 psm |
| Mar 2026 | Blk 154 | 04 TO 06 | 90 sqm | S$570,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Mar 2026 | Blk 183B | 01 TO 03 | 90 sqm | S$520,000 | S$5,778 psm | ×0.997 | S$5,761 psm |
| Feb 2026 | Blk 157A | 16 TO 18 | 94 sqm | S$579,000 | S$6,160 psm | ×0.997 | S$6,141 psm |
| Feb 2026 | Blk 185B | 10 TO 12 | 90 sqm | S$558,000 | S$6,200 psm | ×0.997 | S$6,182 psm |
| Feb 2026 | Blk 157A | 07 TO 09 | 90 sqm | S$565,000 | S$6,278 psm | ×0.997 | S$6,259 psm |
| Jan 2026 | Blk 150 | 10 TO 12 | 90 sqm | S$590,000 | S$6,556 psm | ×0.997 | S$6,536 psm |
| Jan 2026 | Blk 150 | 04 TO 06 | 90 sqm | S$600,000 | S$6,667 psm | ×0.997 | S$6,647 psm |
| Jan 2026 | Blk 185C | 07 TO 09 | 85 sqm | S$535,000 | S$6,294 psm | ×0.997 | S$6,276 psm |
| Jan 2026 | Blk 185D | 10 TO 12 | 85 sqm | S$580,000 | S$6,824 psm | ×0.997 | S$6,803 psm |
| Jan 2026 | Blk 154 | 13 TO 15 | 90 sqm | S$567,680 | S$6,308 psm | ×0.997 | S$6,289 psm |
| Jan 2026 | Blk 153 | 10 TO 12 | 90 sqm | S$588,000 | S$6,533 psm | ×0.997 | S$6,514 psm |
| Jan 2026 | Blk 150 | 07 TO 09 | 90 sqm | S$565,000 | S$6,278 psm | ×0.997 | S$6,259 psm |
| Dec 2025 | Blk 184B | 13 TO 15 | 90 sqm | S$560,000 | S$6,222 psm | ×0.996 | S$6,198 psm |
| Dec 2025 | Blk 184C | 04 TO 06 | 85 sqm | S$525,000 | S$6,176 psm | ×0.996 | S$6,152 psm |
| Dec 2025 | Blk 183D | 04 TO 06 | 85 sqm | S$555,000 | S$6,529 psm | ×0.996 | S$6,504 psm |
| Dec 2025 | Blk 150 | 10 TO 12 | 90 sqm | S$582,000 | S$6,467 psm | ×0.996 | S$6,441 psm |
| Dec 2025 | Blk 158B | 07 TO 09 | 94 sqm | S$577,000 | S$6,138 psm | ×0.996 | S$6,114 psm |
| Nov 2025 | Blk 150 | 16 TO 18 | 91 sqm | S$580,000 | S$6,374 psm | ×0.996 | S$6,349 psm |
| Nov 2025 | Blk 150 | 10 TO 12 | 90 sqm | S$567,000 | S$6,300 psm | ×0.996 | S$6,275 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.
6.97% gross yield
S$37,200 of rent a year against the estimate above · 0.77 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.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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
| 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$533,396?
Buying: Stamp duty on S$533,396 · Cash and CPF needed on S$533,396 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$533,396.
Each opens with this figure filled in; change anything there.
Primary schools near 185c 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
- Rivervale Primary School · 150 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 244 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 630 m · no 2025 Phase 2C ballot
- Greendale Primary School · 685 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 714 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 796 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 885 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Horizon Primary School · 989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,234 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,278 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,281 m · no 2025 Phase 2C ballot
- Waterway Primary School · 1,394 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,568 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,653 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,786 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 185C · 4 ROOM · 13 TO 15 · Model A2 · 73 years left | 85 sqm | S$545,000 | S$6,412 psm |
| Jan 2026 | Blk 185C · 4 ROOM · 07 TO 09 · Model A2 · 74 years left | 85 sqm | S$535,000 | S$6,294 psm |
| Jul 2025 | Blk 185C · 4 ROOM · 01 TO 03 · Model A2 · 75 years left | 88 sqm | S$525,000 | S$5,966 psm |
| May 2025 | Blk 185C · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 85 sqm | S$570,000 | S$6,706 psm |
| Oct 2024 | Blk 185C · 4 ROOM · 10 TO 12 · Model A2 · 75 years left | 91 sqm | S$563,888 | S$6,197 psm |
| Jun 2024 | Blk 185C · 4 ROOM · 10 TO 12 · Model A2 · 76 years left | 85 sqm | S$500,000 | S$5,882 psm |
| May 2024 | Blk 185C · 4 ROOM · 13 TO 15 · Model A2 · 76 years left | 88 sqm | S$545,000 | S$6,193 psm |
| Apr 2024 | Blk 185C · 4 ROOM · 10 TO 12 · Model A2 · 76 years left excluded: outlier | 85 sqm | S$555,000 | S$6,529 psm |
| Feb 2024 | Blk 185C · 4 ROOM · 16 TO 18 · Model A2 · 76 years left | 91 sqm | S$535,000 | S$5,879 psm |
| Jun 2023 | Blk 185C · 4 ROOM · 07 TO 09 · Model A2 · 77 years left | 88 sqm | S$470,000 | S$5,341 psm |
| Apr 2023 | Blk 185C · 4 ROOM · 01 TO 03 · Model A2 · 77 years left | 85 sqm | S$460,000 | S$5,412 psm |
| Sept 2022 | Blk 185C · 4 ROOM · 01 TO 03 · Model A2 · 77 years left | 85 sqm | S$445,000 | S$5,235 psm |
| Jun 2022 | Blk 185C · 4 ROOM · 04 TO 06 · Model A2 · 78 years left | 88 sqm | S$425,000 | S$4,830 psm |
| Mar 2022 | Blk 185C · 4 ROOM · 13 TO 15 · Model A2 · 78 years left | 90 sqm | S$430,000 | S$4,778 psm |
Showing 14 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 185C · 4 ROOM | S$2,900 | — |
| May 2026 | Blk 185C · 4 ROOM | S$3,150 | — |
| Sept 2025 | Blk 185C · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 185C · 4 ROOM | S$3,100 | — |
| Jul 2025 | Blk 185C · 4 ROOM | S$3,100 | — |
| Jan 2025 | Blk 185C · 4 ROOM | S$2,900 | — |
| Nov 2024 | Blk 185C · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 185C · 4 ROOM | S$2,850 | — |
| Oct 2023 | Blk 185C · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 185C · 4 ROOM | S$1,750 | — |
| Jan 2023 | Blk 185C · 4 ROOM | S$3,700 | — |
| Feb 2022 | Blk 185C · 4 ROOM | S$2,300 | — |
| Nov 2021 | Blk 185C · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 185C · 4 ROOM | S$1,650 | — |
| Jan 2021 | Blk 185C · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 185C · 4 ROOM | S$1,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 67 years | S$511,691 | S$564,949 | S$611,850 | S$622,551 |
| 10 years | 62 years | S$495,715 | S$604,274 | S$708,771 | S$733,779 |
| 20 years | 52 years | S$456,548 | S$678,407 | S$933,329 | S$1,000,353 |
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.