Rivercove Residences' Median Resale Psf Is Up 31.7% Since Q3 2024 — But Four Of Those Quarters Had Just One Sale Each

A 31.7% move in a project's median resale psf sounds like a straightforward story until you look at how many transactions sit behind each point on the line. At Rivercove Residences, an executive condominium in District 19 with 89 years of lease left, almost all of the recorded resale activity is packed into the last three quarters, while the earlier ones rest on a single sale apiece.

According to URA Data Service caveats, Rivercove Residences recorded 104 resales over Q3 2025 to Q2 2026 at a median of S$1,627 psf. Across the seven quarters shown, the quarterly median moved 31.7%, from S$1,245 psf in Q3 2024, on 1 sale, to S$1,639 psf in Q2 2026, on 33 sales. Over the same four-quarter window the District 19 resale median was S$1,644 psf from 2,311 sales, which puts the project 1.0% below its district. Here's what stood out to us once we went through the quarterly, size, rental and neighbour tables together.

The quarterly series only becomes meaningful from Q4 2025, when 41 resales were recorded in a single quarter

The shape of the line matters less than the counts underneath it. Q3 2024, Q4 2024, Q2 2025 and Q3 2025 each show 1 resale, and in a single-sale quarter the median, the 25th percentile and the 75th percentile are all the same number — S$1,245 psf, S$1,336 psf, S$1,450 psf and S$1,357 psf respectively. The table also records no resale at all in Q1 2025. So the early part of the series is not a market reading in the usual sense; it is one transaction standing in for a quarter.

From Q4 2025 the picture changes. That quarter shows 41 resales at a median of S$1,620 psf, followed by 29 resales at S$1,634 psf in Q1 2026 and 33 resales at S$1,639 psf in Q2 2026. The interquartile range tightens too, from S$1,596 psf to S$1,639 psf in Q4 2025, then S$1,618 psf to S$1,665 psf in Q2 2026. Three consecutive quarters with dozens of caveats each suggests that the recent medians rest on a much broader base than the 31.7% headline change implies, since that change is measured from a one-sale quarter.

The table and chart below show the quarterly counts alongside the medians.

The 104 resales split almost evenly between two size bands, and their psf medians sit close together

Rivercove Residences trades in two size bands over Q3 2025 to Q2 2026. Units of 70 to 89 sqm were the most traded, with 53 resales at a median area of 958 sqft, a median price of S$1,550,000 and a median of S$1,623 psf. The 90 to 119 sqm band recorded 51 resales at a median area of 1,109 sqft, a median price of S$1,822,888 and a median of S$1,637 psf.

What interests us is that the larger band carries the higher psf median here, at S$1,637 psf against S$1,623 psf for the smaller one. In many projects the relationship runs the other way. With two bands and roughly balanced counts, the band medians are doing a lot of work: floor level, stack, facing and exact layout all sit inside each band and are not separated out in this view, so part of the difference could simply be mix rather than a consistent size effect.

The size band table is below.

Six rental contracts in Q2 2026 put the measured gross yield at about 3.1%

The rental side of the pack is thin, and it should be read that way. URA rental contracts at Rivercove Residences show 7 contracts in Q4 2025 at a median of 4.1 psf a month and a median monthly rent of S$4,500, then 6 contracts in Q2 2026 at a median of 4.2 psf a month and a median monthly rent of S$4,050. The per-area median rose between the two quarters while the median monthly rent came down, which is what happens when the mix of leased unit sizes shifts.

Set against the resale median for the window, our own engine measures a gross yield of about 3.1% for Q2 2026. That is a ratio of recorded median rent to recorded median resale price, not a return on any particular unit, and it makes no allowance for vacancy, maintenance or financing. With single-digit contract counts in both quarters, it is indicative rather than settled.

The quarterly rental table is below.

Within a kilometre, Rivercove's median sits above every neighbour except one that is close behind

Six projects recorded resales within 1 km of Rivercove Residences over Q3 2025 to Q2 2026. Rivertrees Residences, 268 m away, is the closest on price with 21 resales at a median of S$1,622 psf. Riverbank @ Fernvale, 257 m away, recorded 22 resales at S$1,480 psf; H2o Residences at 359 m recorded 14 resales at S$1,505 psf; Lush Acres at 468 m recorded 19 resales at S$1,449 psf. Seletar Springs Condominium, 874 m away, sits lowest at S$1,043 psf on 11 resales, and a single landed transaction at Gerald Park, 932 m away, printed S$1,435 psf.

All of the condominium and EC neighbours listed are on 99-year tenure, and the pack does not carry their completion years, so lease remaining and age are not controlled for in this comparison. Against the wider district, Rivercove Residences' 1.0% gap below the S$1,644 psf District 19 median points to a project trading close to its district while sitting above most of its immediate cluster.

The neighbour table is below.

The highest resale in the window was on the lowest storey band

The top five resales recorded at Rivercove Residences over Q3 2025 to Q2 2026 run from S$2,070,888 to S$2,260,000. The highest, S$2,260,000 in Q1 2026, was a 1,281 sqft unit in the 01-05 storey range at S$1,764 psf. A second 1,281 sqft unit in the 06-10 range transacted in the same quarter at S$2,210,500, or S$1,726 psf.

On a per-square-foot basis the ordering does not follow height. The 16-20 storey sale in Q2 2026, a 1,184 sqft unit at S$2,088,000, worked out to S$1,763 psf, and the 11-15 storey sale in Q1 2026, also 1,184 sqft, came in at S$1,757 psf. The largest absolute prices in this list belong to the largest floor areas, which is what you would expect when the top of a table is ranked by price rather than psf. Storey ranges are recorded in bands, so the exact level of each unit is not in the data.

The five highest recorded resales are below.

What the pack does not settle is how much of the step up between the single-sale quarters and the recent ones reflects price movement and how much reflects a change in what was being sold. Three quarters of thick data give a median with a narrow interquartile range, but they also begin only in Q4 2025, so the comparison against S$1,245 psf in Q3 2024 spans a period with almost no recorded resales in between. The rental series has the same limitation in a smaller way, with 7 and 6 contracts. Next quarter's data will show whether the counts stay in the twenties and thirties, and whether the two size bands keep printing psf medians this close together.

A single median, or a single 31.7% figure, rarely tells you much on its own. The value here sits in how the pieces line up: 104 recorded resales, a project trading 1.0% under its district, a cluster of 99-year neighbours spread across a wide psf range, and a handful of rental contracts behind a measured yield. All of it comes from recorded transactions, all of it is indicative rather than a valuation of any home, and the direction only becomes readable once you have several quarters of it side by side.

Method: URA resale caveats at the project (developer sales and sub-sales excluded) by the quarter of the sale month; size bands by caveated floor area; rents are URA rental contracts at the project, and the gross yield is the mean of the quarterly median rents per square foot, annualised, over the four-quarter resale median per square foot, before any cost. Lease left is the tenure less the years since the lease started, as recorded. The estimate accuracy is this site's backtest: the engine run as of the quarter named, compared with the sales since. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.