116b Rivervale Drive 542116, Rivervale, North-east Region, Singapore
$715,000














New Exclusive listing ! The most desirable 5 room layout ! Open and bright living area with balcony ! Marble flooring well maintained. Day 1 owners will bare minimal ID. Easy to start up your own design like a blank canvas Corner unit and private. Quota restriction : chinese. Seller requires 3 month extension. - **Nearby Amenities:** - **Shopping & Dining:** - Rivervale Mall: Just a short walk for daily essentials and diverse dining options - Compass One: Offers a wide range of retail stores and eateries - **Public Transport:** - Rumbia LRT Station: Minutes away, connecting you to Sengkang MRT and beyond - Easy access to expressways for smooth commuting - **Recreational Facilities:** - Sengkang Riverside Park: Perfect for outdoor activities and nature lovers - Sengkang Sports Centre: Offers a swimming complex and various sports facilities - **Schools within 1km:** - **Primary Schools:** - Rivervale Primary School - North Spring Primary School - Mee Toh School - **Secondary Schools:** - Chij St. Joseph's Convent - **Family-Friendly Environment:** - Safe and peaceful neighborhood suitable for families - Community parks and playgrounds nearby
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
154
Average Price
S1.3M
Total Value
S197.1M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 41 HDB resale transactions (data.gov.sg)
Fair Value
S$854,694
S$690 psf
Asking Price
S$715,000
S$578 psf
vs Market
-16.3%
vs Last Done
-6.8%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
41 comps
Nearest MRT
Buangkok
1055m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
41 comparable transactions
S$662
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.043
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$690
Recent Comparable Transactions
10 shown · 41 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -10.1% vs FV | 99yr from 1998 |
Apr 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$794,000 | ▼S$620 -10.1% vs FV | 99yr from 1998 |
Mar 2026 | Blk 548 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$806,000 | ▼S$619 -10.3% vs FV | 99yr from 1998 |
Feb 2026 | Blk 256 SERANGOON CTRL DR Floor 04 TO 06 | 1,238sqft | S$980,000 | ▲S$792 +14.8% vs FV | 99yr from 1999 |
Feb 2026 | Blk 257 SERANGOON CTRL DR Floor 10 TO 12 | 1,238sqft | S$1,000,000 | ▲S$808 +17.1% vs FV | 99yr from 1999 |
Dec 2025 | Blk 549 SERANGOON NTH AVE 3 Floor 07 TO 09 | 1,302sqft | S$820,000 | ▼S$630 -8.7% vs FV | 99yr from 1997 |
Nov 2025 | Blk 546 SERANGOON NTH AVE 3 Floor 04 TO 06 | 1,281sqft | S$763,000 | ▼S$596 -13.6% vs FV | 99yr from 1998 |
Nov 2025 | Blk 511 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,302sqft | S$870,000 | ▼S$668 -3.2% vs FV | 99yr from 1997 |
Sep 2025 | Blk 548 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,302sqft | S$800,000 | ▼S$614 -11.0% vs FV | 99yr from 1998 |
Sep 2025 | Blk 507 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,302sqft | S$840,000 | ▼S$645 -6.5% vs FV | 99yr from 1997 |
Aug 2025 | Blk 257 SERANGOON CTRL DR Floor 13 TO 15 | 1,238sqft | S$1,060,000 | ▲S$856 +24.1% vs FV | 99yr from 1999 |
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 548 SERANGOON NTH AVE 3
Apr 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 548 SERANGOON NTH AVE 3
Mar 2026 · Floor 07 TO 09
-10.3% vs FV
Blk 256 SERANGOON CTRL DR
Feb 2026 · Floor 04 TO 06
+14.8% vs FV
Blk 257 SERANGOON CTRL DR
Feb 2026 · Floor 10 TO 12
+17.1% vs FV
Blk 549 SERANGOON NTH AVE 3
Dec 2025 · Floor 07 TO 09
-8.7% vs FV
Blk 546 SERANGOON NTH AVE 3
Nov 2025 · Floor 04 TO 06
-13.6% vs FV
Blk 511 SERANGOON NTH AVE 4
Nov 2025 · Floor 07 TO 09
-3.2% vs FV
Blk 548 SERANGOON NTH AVE 3
Sep 2025 · Floor 10 TO 12
-11.0% vs FV
Blk 507 SERANGOON NTH AVE 4
Sep 2025 · Floor 04 TO 06
-6.5% vs FV
Blk 257 SERANGOON CTRL DR
Aug 2025 · Floor 13 TO 15
+24.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Serangoon, with a remaining lease of 73 years, stands at an estimated value of $854,694, translating to a price per square foot (PSF) of $690. This valuation reflects a robust market sentiment, as evidenced by the property being categorized as a "Good Deal" due to a significant 16.3% difference from the baseline. Such a premium positioning indicates a strong demand for HDB properties in the Serangoon area, which is often characterized by its vibrant community and accessibility to amenities.
Furthermore, the model confidence in this valuation is rated as high, based on a comprehensive analysis of 41 recent HDB resale transactions within the vicinity. The data suggests a favorable trend in the local real estate market, where the combination of a substantial remaining lease and competitive pricing makes this property an attractive proposition for both owner-occupiers and investors alike. The dynamics of the HDB market in Serangoon are reinforced by its strategic location, enhancing the potential for future appreciation in property value as urban development continues to flourish in the region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.