Rare 3+Study @ Rivervale Crest - Steps from Compass One & Top Schools! This well-maintained 3-Bedroom + Study unit at 7 Rivervale Crescent is the perfect catch for growing families. * Bonus Space: The dedicated study room is perfect for a home office, a cozy bedroom , or a hobby room. * Prime Location: Literally right next to Rivervale Mall. Groceries, clinics, and food are just a 2-minute walk away. * Transport: Easy access to Rumbia LRT, connecting you seamlessly to Sengkang MRT and Compass One. * For the Parents: Within 1km of top-tier schools like Rivervale Primary and Mee Toh School. Enjoy full condo facilities including a stunning clubhouse, gym, and resort-style swimming pools. Move-in ready and priced to sell! PM for an exclusive viewing today! Rena @9380XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
99
Average Price
S1.0M
Total Value
S103.9M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 509 URA transactions · 2 outliers removed (IQR)
Fair Value
S$802,560
S$579 psf
Asking Price
S$1.48M
S$1,067 psf
vs Market
+84.4%
vs Last Done
-33.9%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
509 comps
Nearest MRT
Sengkang
987m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
509 comparable transactions
S$1,241
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.452
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$579
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | COMPASSVALE ROAD | 1,313 | S$2,120,888 | S$1,615 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-08 | COMPASSVALE ROAD | 1,313 | S$2,120,888 | S$1,615 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-08 | SENGKANG SQUARE | 2,347 | S$2,500,000 | S$1,065 | 11-15 | 99 yrs lease commencing from 2000 |
| 2025-08 | SENGKANG SQUARE | 1,324 | S$1,698,000 | S$1,283 | 11-15 | 99 yrs lease commencing from 2000 |
| 2025-07 | COMPASSVALE ROAD | 1,206 | S$1,950,000 | S$1,617 | 11-15 | 99 yrs lease commencing from 2011 |
| 2025-07 | COMPASSVALE ROAD | 797 | S$1,268,000 | S$1,592 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-07 | RIVERVALE CRESCENT | 1,539 | S$1,660,000 | S$1,078 | 01-05 | 99 yrs lease commencing from 1997 |
| 2025-07 | PUNGGOL FIELD WALK | 807 | S$1,210,000 | S$1,499 | 16-20 | 99 yrs lease commencing from 2013 |
| 2025-06 | COMPASSVALE ROAD | 1,722 | S$1,943,000 | S$1,128 | 01-05 | 99 yrs lease commencing from 2011 |
| 2025-06 | COMPASSVALE ROAD | 1,055 | S$1,800,000 | S$1,706 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-06 | RIVERVALE CRESCENT | 1,421 | S$1,468,000 | S$1,033 | 01-05 | 99 yrs lease commencing from 1997 |
Showing 10 most recent transactions from 509 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 509 URA transactions (2 outliers removed), adjusted for: Tenure decay (54.8% discount); MRT Sengkang 987m away (+1%); AI-detected value boosters: move-in condition (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.