District 19 · Sengkang · OCR
Rivervale Crest
Rivervale Crescent · Apartment · 99 yrs lease commencing from 1997
Current PSF
$1,054
-31.9% vs district median
Gross yield
3.7%
median rent $3,900/mo
3-year gain
8.3%
Transactions · 5y
93
21 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,503.641m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+66% premium
HDB median $634 psf
Area income
$9,500/mo median
commercial zone
En-bloc potential48 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Rivervale Primary School 178m · Phase 2C 1.2× balloted · North Spring Primary School 532m · Phase 2C 0.3× · Mee Toh School 590m · Phase 2C 1.3× balloted · Seng Kang Primary School 594m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Compassvale Secondary School · 690m
Food
Buangkok Hawker Centre · 1.6km
Green
St Anne'S Wood Pg · 63m
Mall
Rivervale Mall · 55m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 1.1km
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,024 psf - 1% above units on floors 1–5 ($1,013 psf).
Price trend average PSF by year
2021
$765
2022
$842
+10.1%
2023
$966
+14.7%
2024
$994
+2.9%
2025
$1,058
+6.4%
2026
$1,046
-1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $3.37 | 3.8% | 31 |
| 2BR | $3,200/mo | $3.37 | 3.8% | 32 |
| 3BR | $3,800/mo | $3.04 | 3.5% | 155 |
| 4BR | $5,000/mo | $3.23 | 3.7% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,315,000 | 1,206 | $1,091 | 01-05 |
| Jun 2026 | $1,300,000 | 1,216 | $1,069 | 06-10 |
| May 2026 | $1,590,000 | 1,464 | $1,086 | 11-15 |
| May 2026 | $1,350,000 | 1,206 | $1,120 | 01-05 |
| May 2026 | $1,280,000 | 1,141 | $1,122 | 06-10 |
| Apr 2026 | $1,250,000 | 1,195 | $1,046 | 06-10 |
| Apr 2026 | $1,190,000 | 1,184 | $1,005 | 01-05 |
| Mar 2026 | $1,428,000 | 1,389 | $1,028 | 01-05 |
| Mar 2026 | $1,200,000 | 1,184 | $1,013 | 01-05 |
| Mar 2026 | $1,100,000 | 1,259 | $873 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Rivervale Crest actually sell for - this project trades at 1.9× the nearest block’s PSF.