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
The valuation of the HDB Executive flat in Serangoon, with a remaining lease of 71 years, stands at an estimated value of $1,053,221, translating to a price per square foot (PSF) of $684. This valuation reflects a favorable market signal, indicating a compelling investment opportunity, given the 16.6% deviation from the baseline pricing in the region. Such a discrepancy suggests that this property is positioned well below the average market rate, making it an attractive proposition for discerning buyers.
Our analysis, grounded in a robust dataset comprising 117 recent HDB resale transactions in the vicinity, reinforces a high level of confidence in this valuation. The strong demand for HDB properties in Serangoon, coupled with the relatively lengthy remaining lease, enhances the property’s appeal. Buyers are increasingly seeking homes that offer both value and longevity, and this offering aligns perfectly with those criteria. The dynamics of the local real estate market, characterized by steady growth and a vibrant community, further solidify the investment potential of this executive flat.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.