103 Rivervale Walk 540103, Rivervale, North-east Region, Singapore
$878,888
CHEAPEST EXECUTIVE MASIONETTE (EM) FLAT IN SENGKANG!! 3-MIN WALK TO KANGKAR LRT 5-MIN WALK TO RIVERVALE PLAZA NO EXTENSION REQUIRED Rivervale Walk is a well-established HDB cluster in Sengkang, prized for its peaceful environment and strong family appeal. Walking distance to Kangkar LRT, this HDB cluster is surrounded by everyday amenities. Suitable for families seeking larger homes, this is definitely the most value for money EM in Sengkang. Notable Features • Rare Executive Maisonette • 143 sqm | 1539 sqft • Spacious two storey layout with distinct living and bedroom levels • Additional bedroom is possible at first level • Generous floor area ideal for families seeking more space • Bright and airy home with good natural ventilation • Suitable for multi-generational living or upgrading families Public Transportation • Walking distance to Kangkar LRT • Short distance to Sengkang and Buangkok MRT serving the North East Line and Sengkang Bus Interchange • Well connected to major expressways including TPE and KPE for drivers Primary Schools • Within 1km: Northspring Primary, North Vista Primary, Palm View Primary, Punggol Primary and Seng Kang Primary Shopping Malls and Recreation • Rivervale Plaza and neighbourhood shops nearby for everyday amenities • Compass One at Sengkang Town Centre offering supermarkets, retail and dining • Sengkang Sports Centre and ActiveSG facilities for sports and recreation • Park connectors and green spaces around Sengkang Riverside Park for cycling, jogging and outdoor leisure CONTACT ME TO VIEW!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 117 HDB resale transactions (data.gov.sg)
Fair Value
S$1.05M
S$684 psf
Asking Price
S$878,888
S$571 psf
vs Market
-16.6%
vs Last Done
-13.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
117 comps
Nearest MRT
Buangkok
924m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
117 comparable transactions
S$661
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 117 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -3.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 424 SERANGOON CTRL Floor 01 TO 03 | 1,572sqft | S$1,040,000 | ▼S$662 -3.2% vs FV | 99yr from 1989 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,168,168 | ▲S$738 +7.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 535 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$980,000 | ▼S$611 -10.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 519 SERANGOON NTH AVE 4 Floor 07 TO 09 | 1,582sqft | S$1,240,000 | ▲S$784 +14.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 234A SERANGOON AVE 2 Floor 16 TO 18 | 1,507sqft | S$1,228,000 | ▲S$815 +19.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +10.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 125 SERANGOON NTH AVE 1 Floor 01 TO 03 | 1,615sqft | S$888,000 | ▼S$550 -19.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 543 SERANGOON NTH AVE 3 Floor 10 TO 12 | 1,496sqft | S$1,050,000 | ▲S$702 +2.6% vs FV | 99yr from 1997 |
Jan 2026 | Blk 537 SERANGOON NTH AVE 4 Floor 04 TO 06 | 1,604sqft | S$1,145,000 | ▲S$714 +4.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 506 SERANGOON NTH AVE 4 Floor 13 TO 15 | 1,604sqft | S$1,130,000 | ▲S$705 +3.1% vs FV | 99yr from 1992 |
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-3.2% vs FV
Blk 424 SERANGOON CTRL
Mar 2026 · Floor 01 TO 03
-3.2% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+7.9% vs FV
Blk 535 SERANGOON NTH AVE 4
Mar 2026 · Floor 04 TO 06
-10.7% vs FV
Blk 519 SERANGOON NTH AVE 4
Mar 2026 · Floor 07 TO 09
+14.6% vs FV
Blk 234A SERANGOON AVE 2
Feb 2026 · Floor 16 TO 18
+19.2% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+10.7% vs FV
Blk 125 SERANGOON NTH AVE 1
Jan 2026 · Floor 01 TO 03
-19.6% vs FV
Blk 543 SERANGOON NTH AVE 3
Jan 2026 · Floor 10 TO 12
+2.6% vs FV
Blk 537 SERANGOON NTH AVE 4
Jan 2026 · Floor 04 TO 06
+4.4% vs FV
Blk 506 SERANGOON NTH AVE 4
Jan 2026 · Floor 13 TO 15
+3.1% vs FV
HELIOS AI Analysis
Property Overview: The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 71 years, presents a compelling investment opportunity within the competitive landscape of Singapore's public housing market. Priced at an estimated value of $1,053,221 or $684 PSF, this property reflects a strategic positioning in a sought-after locale, further enhanced by a robust model confidence rating of High.
Market Analysis: The analysis indicates a substantial price differential of 16.6% below the baseline, categorizing this listing as a Good Deal for potential buyers. This advantageous pricing is derived from comprehensive data analysis of 117 recent HDB resale transactions in the vicinity, highlighting the ongoing demand and market dynamics in Serangoon. The remaining lease of 71 years is particularly noteworthy, as it positions the property in a favorable bracket for both owner-occupiers and investors looking to capitalize on the long-term stability that HDB properties offer.
In conclusion, this HDB Executive unit not only represents a sound financial decision but also aligns with the growing trend of urban living in Singapore. The combination of its attractive price point, solid valuation metrics, and the inherent security of a substantial lease term makes it a prime candidate for serious consideration in today's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.