CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Sengkang

118 Rivervale Drive

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

118 Rivervale Drive is a commercial building in District 19 · Sengkang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on 118 Rivervale Drive.

Ask PropKaki

What are the key facts about 118 Rivervale Drive?

Key takeaway118 Rivervale Drive is a commercial building in District 19 · Sengkang, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 19 · Sengkang
Address: —
Land area: 15,351 sqm
Completed: 1999 (HDB Property Information)
Storeys: 5 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 10

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 118 Rivervale Drive

118 Rivervale Drive is a commercial building in Sengkang (District 19). It is located along Rivervale Drive, Singapore 540118.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 15,351 sqm of land.

43 businesses are currently registered at this address with ACRA.

The nearest MRT is Kangkar LRT, 169 m away (about a 3-minute walk). The closest bus stop (Kangkar Stn Exit A) is 126 m away (about a 2-minute walk). Rivervale Mall is 802 m away (about a 12-minute walk).

What is 118 Rivervale Drive zoned as?

Key takeaway118 Rivervale Drive sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 118 Rivervale Drive rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 19 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 118 Rivervale Drive

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 118 Rivervale Drive?

Key takeawayURA has approved 1 change of use at 118 Rivervale Drive since 2000, most recently in 2001. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

15 Mar 2013Approved
Additions & alterations
Proposed amendment to approved additions and alterations to existing hdb 2-storey commercial facilities (rivervale plaza)
13 Dec 2010Approved
Additions & alterations
Proposed additions and alterations to existing hdb 2-storey commercial facilities (rivervale plaza)
31 Mar 2009Approved
Additions & alterations
Proposed addition of management office at part of the 1st storey carpark - rivervale plaza
27 Apr 2001Approved
Additions & alterations
Proposed covered linkway from block 115 rivervale walk to block 118 rivervale walk to block 118 rivervale drive
15 Mar 2001ApprovedFloor 1
Change of use
Proposed use of unit #01-XX for internet services / computer gaming and shop (for sale of computer accessories)
20 Feb 2001Approved
Additions & alterations
Proposed additions & alterations to existing hdb development involving erection of kiosk for farecard authomatic vending machine ( outdoor) at rivervale plaza

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near 118 Rivervale Drive?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 118 Rivervale Drive?

Key takeawayThe nearest MRT/LRT is Kangkar LRT, about 169 m away.

Getting around

Kangkar LRT169 m · ~3 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 16 mRivervale Family Clinic & Surgery · 17 mRivervale Community Centre · 58 mKangkar Stn Exit A · 126 mKangkar LRT Exit A · 155 mEducational Institution · 205 mPlace Of Worship · 634 mRivervale Mall · 802 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 118 Rivervale Drive

Key takeawayThe nearest station is Kangkar (SE4), 154 m away — a quiet station, with 7,601 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 35% of retail buildings

nearest MRT/LRT Kangkar (SE4) 154 m, about 7,601 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 11, about 16,000 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 99,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Kangkar (SE4)154 m · 7,601 weekday taps
Bakau (SE3)477 m · 6,559 weekday taps
Ranggung (SE5)531 m · 6,244 weekday taps
Rumbia (SE2)798 m · about 11,000 weekday taps
Sengkang (NE16 / STC)961 m · about 98,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 118 Rivervale Drive. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 118 Rivervale Dr (HDB)10 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 320 car lots
Blk 119 Rivervale Drive (HDB)180 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 693 car lots
Blk 210 Compassvale Lane (HDB)202 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 319 car lots
Blk 111A Rivervale Walk (HDB)222 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 429 car lots
Blk 212 Compassvale Drive (HDB)223 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 238 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Service Rd (Jln Kelulu T), 2.9 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 118 Rivervale Drive's own car park, if it has one, and its charges are not in the open data.

Who's registered at 118 Rivervale Drive?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list 118 Rivervale Drive as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
8
Other services
1
Financial and insurance
1
Transportation and storage
0
Professional, scientific and technical services
0
Health and social services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 118 Rivervale Drive

Where is 118 Rivervale Drive?⌄

118 Rivervale Drive is at Rivervale Drive, Singapore 540118, in the Sengkang planning area.

What is 118 Rivervale Drive zoned as?⌄

118 Rivervale Drive sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 118 Rivervale Drive?⌄

No caveats have been lodged for 118 Rivervale Drive in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 118 Rivervale Drive?⌄

Kangkar LRT is the closest, 169 m away (about a 3-minute walk).

How many businesses are registered at 118 Rivervale Drive?⌄

43 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.