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HDB · 543189

Blk 189C Rivervale Dr

Project page · 99-year lease from 2000

Indicative value range
S$817,000 – S$830,501
Indicative mid S$824,000 · S$6,290 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 189C16 TO 18131 sqmS$838,000S$6,397 psm×1.000S$6,397 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 189C07 TO 09131 sqmS$808,000S$6,168 psm×1.000S$6,168 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.

5.10% gross yield

S$42,000 of rent a year against the estimate above · 0.16 points above 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$824,000?

Buying: Stamp duty on S$824,000 · Cash and CPF needed on S$824,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$824,000.

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

Primary schools near 189c 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 2026
Blk 189C · EXECUTIVE · 10 TO 12 · Apartment · 73 years left
131 sqmS$828,000S$6,321 psm
Sept 2026
Blk 189C · EXECUTIVE · 16 TO 18 · Apartment · 73 years left
131 sqmS$838,000S$6,397 psm
Aug 2026
Blk 189C · EXECUTIVE · 16 TO 18 · Apartment · 73 years left
131 sqmS$820,000S$6,260 psm
Jul 2026
Blk 189C · EXECUTIVE · 07 TO 09 · Apartment · 73 years left
131 sqmS$808,000S$6,168 psm
Feb 2025
Blk 189C · EXECUTIVE · 04 TO 06 · Apartment · 75 years left
131 sqmS$780,000S$5,954 psm
Dec 2024
Blk 189C · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
131 sqmS$750,000S$5,725 psm
Nov 2024
Blk 189C · EXECUTIVE · 01 TO 03 · Apartment · 75 years left
130 sqmS$770,000S$5,923 psm
Nov 2024
Blk 189C · EXECUTIVE · 10 TO 12 · Apartment · 75 years left
131 sqmS$755,000S$5,763 psm
Jun 2024
Blk 189C · EXECUTIVE · 01 TO 03 · Apartment · 75 years left
130 sqmS$715,888S$5,507 psm
Dec 2023
Blk 189C · EXECUTIVE · 07 TO 09 · Apartment · 76 years left
131 sqmS$690,000S$5,267 psm
Dec 2023
Blk 189C · EXECUTIVE · 01 TO 03 · Apartment · 76 years left
130 sqmS$648,000S$4,985 psm
Nov 2023
Blk 189C · EXECUTIVE · 13 TO 15 · Apartment · 76 years left
131 sqmS$755,000S$5,763 psm
Dec 2022
Blk 189C · EXECUTIVE · 01 TO 03 · Apartment · 77 years left
130 sqmS$655,888S$5,045 psm
Mar 2022
Blk 189C · EXECUTIVE · 01 TO 03 · Apartment · 77 years left
130 sqmS$635,000S$4,885 psm
See more

Showing 14 of 50.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years67 yearsS$790,470S$872,743S$945,197S$961,728
10 years62 yearsS$765,790S$933,493S$1,094,923S$1,133,556
20 years52 yearsS$705,284S$1,048,015S$1,441,824S$1,545,365

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.