CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 19 · Sengkang

Rivervale Mall

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2015

Quick Summary

Rivervale Mall is a commercial building in District 19 · Sengkang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 70 years remaining. 2 transactions are on record since 1995, most recently in Oct 2015. 1 unit is currently listed for rent. ACRA records 12 live company registrations at this address.

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

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What are the key facts about Rivervale Mall?

Key takeawayRivervale Mall is a commercial building in District 19 · Sengkang, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 19 · Sengkang
Address: 11 Rivervale Crescent
Land area: 22,355 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata units (MCST): 491
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2003 (MCST 2774)
Submarket: Suburban
Listed as: Food & Beverage, Mall Shop
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 12

Who owns Rivervale Mall, and what is it valued at?

Key takeawayNo REIT or listed company holds Rivervale Mall today on its latest filings. Earlier SGX filings about it are below, each with its date.

Whole-building deals

Announced 15 Oct 2015
HSBC Institutional Trust Services (Singapore) Limited, in its capacity as trustee of CMT sold Rivervale Mall for S$190.5 million (consideration) to a fund managed by AEW Asia.
At the time: NLA 81,159 sq ft
Announcement on SGX

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About Rivervale Mall

Rivervale Mall is a commercial building in Sengkang (District 19). It is located along Rivervale Crescent, Singapore 545082.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is leasehold, with about 70 years remaining on the lease. It occupies roughly 22,355 sqm of land with about 67,655 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$1,189 psf. The most recent was in October 2015.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Rumbia LRT, 202 m away (about a 3-minute walk). The closest bus stop (Rivervale Pr Sch) is 99 m away (about a 2-minute walk).

What is Rivervale Mall zoned as?

Key takeawayRivervale Mall sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 67,065 sqm · built 10,149 sqm · headroom 56,916 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Rivervale Mall sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2015 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2015	Retail	S$190.50M	118,017 sqft	$1,614
Jan 2010	Retail	S$90.20M	118,017 sqft	$764

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Rivervale Mall rent for?

Key takeawayNo rent is published for Rivervale Mall itself. On its street, Rivervale Crescent, retail space rented at a median of $23.42 psf a month in 2026Q3, with the middle half of leases between $21.79 and $29.05. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Rivervale Crescent

Street level · 2026Q3

25th pct

$21.79

$234.51 psm

Median

$23.42

$252.04 psm

75th pct

$29.05

$312.74 psm

S$ per sq ft per month · median +4% on a year earlier

2023Q4 · $193.90 psm2026Q3 · $252.04 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

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 Rivervale Mall

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.

How fast units move at Rivervale Mall

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Rivervale Mall?

Key takeawayURA has approved 41 changes of use at Rivervale Mall since 2000, most recently in 2026. 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.

2 Jul 2026ApprovedFloor 3
Change of use to betting outlet
Proposed change of use for part of #03-XX (part of the supermarket) to betting outlet
22 Apr 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX of rivervale mall to commercial school
18 Dec 2025ApprovedFloor 1
Change of use to existing restaurant
Proposed seating area to existing restaurant at unit #01-XX
10 Sept 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment at rivervale mall
17 Oct 2024Approved
Change of use to takeaway food shop
Proposed change of use of #01-XX to takeaway food shop
19 Jul 2024ApprovedFloor 2
Change of use: shop → commercial school
Proposed change of use of #02-XX rivervale mall from shop to commercial school
2 Jan 2024ApprovedFloor 2
Change of use to students care centre
Proposed change of use of unit #02-XX to students care centre
22 Nov 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of units #01-XX and #01-XX to commercial school
8 Nov 2022RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment at rivervale mall
10 Oct 2022ApprovedFloor 2
Change of use to dessert cafe
Proposed change of use of unit #02-XX to dessert cafe
6 Jun 2022Approved
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
1 Nov 2021ApprovedFloor 2
Change of use to cafe
Proposed change of use of unit #02-XX to cafe

37 earlier change-of-use and A&A decisions are on record since 2000.

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 Rivervale Mall?

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 available at Rivervale Mall right now?

Key takeaway1 unit is currently listed at Rivervale Mall. One row per unit; several agents often market the same unit.

For rent (1)

Rivervale Mall4 agentsS$6k/mo · 200 sqft

Browse every listing at this building →

What is near Rivervale Mall?

Key takeawayThe nearest MRT/LRT is Rumbia LRT, about 202 m away — and 1 competing retail premises operate nearby.

Getting around

Rumbia LRT202 m · ~3 min

Amenities nearby

Educational Institution · 38 mRafflesMedical (Rivervale) · 63 mRivervale Pr Sch · 99 mSt Anne'S Wood Pg · 127 mRumbia LRT Exit A · 214 mPlace Of Worship · 261 mRivervale Community Centre · 852 mSengkang General Hospital · 1.4 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

NTUC Fairprice Co-operative Ltd · 34 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Rivervale Mall

Key takeawayThe nearest station is Rumbia (SE2), 201 m away — a quiet station, with about 11,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 64% of retail buildings

nearest MRT/LRT Rumbia (SE2) 201 m, about 11,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 14, about 76,000 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 119,000 residents within 1 km (June 2026); 0 other malls 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

Rumbia (SE2)201 m · about 11,000 weekday taps
Compassvale (SE1)475 m · 9,385 weekday taps
Bakau (SE3)492 m · 6,559 weekday taps
Meridian (PE2)681 m · about 12,000 weekday taps
Cove (PE1)754 m · 8,053 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 Rivervale Mall. Transfers between lines don't tap, so interchanges read low.

Bus

14 bus stops within 400 m, with about 76,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 191C Rivervale Drive (HDB)189 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 195A Rivervale Drive (HDB)227 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 618 car lots
Blk 188E Rivervale Drive (HDB)242 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 663 car lots
Blk 146A Rivervale Crescent (HDB)246 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 456 car lots
Blk 185 Rivervale Crescent (HDB)286 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 779 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), 3.4 km away, S$90/month.

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

Who's registered at Rivervale Mall?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list Rivervale Mall as their registered address. These are registered businesses, not who occupies the space.

Health and social services
6
Other services
3
Wholesale and retail trade
2
Education
1
Administrative and support services
0
Arts, entertainment and recreation
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. ACRA, as of 2026-09-16.

What is Rivervale Mall's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 775 kWh/m²·yr

Frequently asked questions about Rivervale Mall

Where is Rivervale Mall?⌄

Rivervale Mall is at 11 Rivervale Crescent, Singapore 545082, in the Sengkang planning area.

What is Rivervale Mall zoned as?⌄

Rivervale Mall sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Rivervale Mall?⌄

Rivervale Mall is leasehold. About 70 years remain on the lease.

What have units at Rivervale Mall sold for?⌄

Across 2 recorded transactions, the median price is S$1,189 psf. The latest was in October 2015.

What is the nearest MRT station to Rivervale Mall?⌄

Rumbia LRT is the closest, 202 m away (about a 3-minute walk).

How many businesses are registered at Rivervale Mall?⌄

19 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

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.