District 19 · Sengkang · OCR
The Rivervale
Rivervale Link · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,117
-27.8% vs district median
Gross yield
3.3%
median rent $4,100/mo
3-year gain
11.0%
Transactions · 5y
94
21 in last 12 months
Nearest MRT
Buangkok Mrt Station · 696.094m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+76% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential47 / 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
North Vista Primary School 393m · Phase 2C 0.3× · Punggol Primary School 495m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 495m · Chij Our Lady Of The Nativity 753m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 134m
Food
Buangkok Hawker Centre · 746m
Green
Punggol Pk · 323m
Mall
Sengkang Grand Mall · 746m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.4km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,134 psf - 7% above units on floors 1–5 ($1,063 psf).
Price trend average PSF by year
2021
$745
2022
$920
+23.5%
2023
$1,019
+10.8%
2024
$1,075
+5.5%
2025
$1,116
+3.8%
2026
$1,131
+1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $2.96 | 3.2% | 204 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,470,000 | 1,367 | $1,075 | 06-10 |
| Jun 2026 | $1,500,000 | 1,292 | $1,161 | 11-15 |
| Jun 2026 | $1,430,000 | 1,302 | $1,098 | 01-05 |
| May 2026 | $1,450,000 | 1,259 | $1,151 | 11-15 |
| Mar 2026 | $1,535,000 | 1,313 | $1,169 | 06-10 |
| Dec 2025 | $1,550,000 | 1,302 | $1,190 | 11-15 |
| Nov 2025 | $2,300,000 | 2,691 | $855 | 11-15 |
| Nov 2025 | $1,465,000 | 1,302 | $1,125 | 01-05 |
| Oct 2025 | $1,520,000 | 1,313 | $1,157 | 06-10 |
| Oct 2025 | $1,461,000 | 1,302 | $1,122 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Rivervale actually sell for - this project trades at 1.5× the nearest block’s PSF.