The Rivervale

92 filed transactions · District 19 · OCR

Median, per square foot
1,060 psf
Observed range
$720 — $1,200 psf
S$1,360k median price

99 yrs lease commencing from 1997 · 92 filed transactions

▼ 5.2% vs 12 months ago
S$1,360k
Median price
92
Filed transactions
45%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Jan '24 · S$1,380kJul '26 · S$1,515k

The transactions behind those figures20 of 92

Nothing modelled — these are the filed sales.

127 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,560,000$1141 psf
127 sqm · floor 06-10Executive Condominium · Resale · 2026-07
S$1,470,000$1075 psf
120 sqm · floor 11-15Executive Condominium · Resale · 2026-06
S$1,500,000$1161 psf
121 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,430,000$1098 psf
117 sqm · floor 11-15Executive Condominium · Resale · 2026-05
S$1,450,000$1151 psf
122 sqm · floor 06-10Executive Condominium · Resale · 2026-03
S$1,535,000$1169 psf
121 sqm · floor 11-15Executive Condominium · Resale · 2025-12
S$1,550,000$1190 psf
121 sqm · floor 01-05Executive Condominium · Resale · 2025-11
S$1,465,000$1125 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,5191,912
06-10S$1,5661,301
11-15S$1,5751,203
16-20S$1,691520
21-25S$2,58652

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Ranggung
485m
Primary schools within 1km
5
nearest 439m
Primary schools · straight-line distance
  • North Vista Primary School439m
  • Punggol Primary School531m
  • CHIJ Our Lady of the Nativity757m
  • Palm View Primary School921m
  • North Spring Primary School928m
11 more between 1km and 2km
  • Seng Kang Primary School1.1km
  • Montfort Junior School1.3km
  • Yio Chu Kang Primary School1.5km
  • Holy Innocents' Primary School1.5km
  • Nan Chiau Primary School1.6km
  • Compassvale Primary School1.6km
  • Rivervale Primary School1.6km
  • Anchor Green Primary School1.7km
  • Springdale Primary School1.9km
  • Mee Toh School2.0km
  • Xinmin Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Ranggung485m
  • Kangkar573m
  • Buangkok656m
Also nearby
  • Hawker centreBuangkok Hawker Centre746m
  • ParkPunggol PK342m
  • Other schoolsNorth Vista Secondary School134m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$1,145–$1,398the middle half, per sq ft
$1,196median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Austville Residences291m2026-0811-1596 sqm$1,442
Austville Residences291m2026-0806-1096 sqm$1,427
Austville Residences291m2026-0811-15114 sqm$1,451
Austville Residences291m2026-0806-1095 sqm$1,330
Austville Residences291m2026-0801-05137 sqm$1,173
Park Green188m2026-0701-05144 sqm$1,116
Austville Residences291m2026-0701-05116 sqm$1,201
Austville Residences291m2026-0706-1096 sqm$1,384
Park Green188m2026-0611-15112 sqm$1,135
Austville Residences291m2026-0611-1596 sqm$1,421
Austville Residences291m2026-0601-05114 sqm$1,402
Austville Residences291m2026-0606-1096 sqm$1,401
Park Green188m2026-0306-10127 sqm$1,170
Park Green188m2026-0311-15129 sqm$1,166
Park Green188m2026-0206-10144 sqm$1,148
Park Green188m2026-0206-10112 sqm$1,120
Park Green188m2026-0106-10125 sqm$1,249
Park Green188m2025-1201-05162 sqm$918
Park Green188m2025-1216-20183 sqm$1,145
Park Green188m2025-1216-20139 sqm$1,195
Park Green188m2025-1016-20125 sqm$1,182
Park Green188m2025-0911-15125 sqm$1,178

The 22 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,360,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,360,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$32,448
Cash in handS$945,136
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.