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% change in the median resale price per square foot sounds like a simple story. But the story only makes sense once you look at how many sales sit behind each number. Rivercove Residences is an executive condominium in District 19. It has 89 years left on its lease. Almost all of its resale activity happened in the last three quarters. The earlier quarters each had only one sale.

URA Data Service caveats are official records filed when a property sale is agreed. They show that Rivercove Residences had 104 resales from Q3 2025 to Q2 2026. The median price in that period was S$1,627 psf. Across the seven quarters shown, the median price moved by 31.7%. It went from S$1,245 psf in Q3 2024, based on just 1 sale, to S$1,639 psf in Q2 2026, based on 33 sales. In the same four quarters, District 19 had a resale median of S$1,644 psf from 2,311 sales. This means Rivercove Residences was 1.0% below its district. Here is what stood out to us after looking at 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 pattern of the line matters less than the number of sales behind it. Q3 2024, Q4 2024, Q2 2025 and Q3 2025 each had only 1 resale. When a quarter has just one sale, the median and the two other measures (the 25th and 75th percentile points) are all the same number. These numbers were S$1,245 psf, S$1,336 psf, S$1,450 psf and S$1,357 psf for those quarters. Q1 2025 had no resales at all. So the early part of this series is not a real market reading. It is just one sale standing in for a whole quarter.

From Q4 2025 onward, the picture changes. That quarter had 41 resales at a median of S$1,620 psf. Q1 2026 had 29 resales at S$1,634 psf. Q2 2026 had 33 resales at S$1,639 psf. The range between the lower and higher prices also narrowed. In Q4 2025 it ran from S$1,596 psf to S$1,639 psf. In Q2 2026 it ran from S$1,618 psf to S$1,665 psf. Three quarters in a row with dozens of sales each show that recent medians rest on a much wider set of data. This is different from the 31.7% headline change, which was measured starting from a quarter with only one sale.

The table and chart below show the number of sales and the median prices for each quarter.

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

Rivercove Residences sold units in two size groups from Q3 2025 to Q2 2026. Units of 70 to 89 square metres were traded the most, with 53 resales. Their median size was 958 sqft, median price was S$1,550,000, and median price per square foot was S$1,623 psf. The 90 to 119 square metre group had 51 resales. Their median size was 1,109 sqft, median price was S$1,822,888, and median price per square foot was S$1,637 psf.

What stands out is that the larger size group has the higher median psf, at S$1,637 psf compared to S$1,623 psf for the smaller group. In many other projects, this relationship works the other way round. With only two groups and similar sale counts, the median figures carry a lot of weight. Factors like floor level, stack, direction the unit faces, and exact layout are all mixed together inside each group. These are not separated out in this data. So part of the price difference could simply come from which units were sold, not from size itself.

The table showing size groups is below.

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

The rental data here is limited, and should be read with that in mind. URA rental contracts at Rivercove Residences show 7 contracts in Q4 2025. These had a median rent of 4.1 psf a month and a median monthly rent of S$4,500. In Q2 2026 there were 6 contracts, with a median rent of 4.2 psf a month and a median monthly rent of S$4,050. The price per square foot went up between the two quarters, while the actual monthly rent went down. This can happen when the sizes of the units being rented out change.

Comparing this to the resale median for the period, our own calculation gives a gross yield of about 3.1% for Q2 2026. Gross yield here means the median rent divided by the median resale price. It is not the actual return for any specific unit. It does not account for empty periods, upkeep costs, or loan payments. Since both quarters had fewer than 10 rental contracts, this figure is a rough guide rather than a firm number.

The table showing rental figures by quarter is below.

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

Six nearby projects recorded resales within 1 km of Rivercove Residences between Q3 2025 and Q2 2026. Rivertrees Residences, 268 metres away, had the closest price, with 21 resales at a median of S$1,622 psf. Riverbank @ Fernvale, 257 metres away, had 22 resales at S$1,480 psf. H2o Residences, 359 metres away, had 14 resales at S$1,505 psf. Lush Acres, 468 metres away, had 19 resales at S$1,449 psf. Seletar Springs Condominium, 874 metres away, had the lowest price, S$1,043 psf, from 11 resales. A single landed property sale at Gerald Park, 932 metres away, was recorded at S$1,435 psf.

All the condominium and executive condominium neighbours listed have 99-year leases. The data does not show when they were completed, so this comparison does not account for how much lease time is left or how old each building is. Looking at the wider district, Rivercove Residences is 1.0% below the S$1,644 psf District 19 median. This shows a project trading close to its district average, while still priced above most of its nearby neighbours.

The table showing nearby projects is below.

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

The top five resales at Rivercove Residences from Q3 2025 to Q2 2026 ranged from S$2,070,888 to S$2,260,000. The highest sale, at S$2,260,000 in Q1 2026, was a 1,281 sqft unit on floors 01 to 05, priced at S$1,764 psf. Another 1,281 sqft unit, on floors 06 to 10, sold in the same quarter for S$2,210,500, or S$1,726 psf.

When looking at price per square foot, higher floors do not always mean a higher price. The sale on floors 16 to 20 in Q2 2026 was a 1,184 sqft unit priced at S$2,088,000, working out to S$1,763 psf. The sale on floors 11 to 15 in Q1 2026, also 1,184 sqft, came in at S$1,757 psf. The highest total prices in this list belong to the largest units. This makes sense because the list is ranked by total price, not by price per square foot. Floor levels are recorded in ranges, so the exact floor of each unit is not shown in the data.

The five highest resales are shown below.

What this data does not tell us is how much of the jump between the single-sale quarters and the recent quarters comes from real price changes. It might instead come from changes in what kind of units were sold. Three quarters with many sales give a median with a narrow spread between high and low prices. But these three quarters only start in Q4 2025. This means the comparison to S$1,245 psf in Q3 2024 covers a period with almost no recorded resales in between. The rental data has a similar, smaller limitation, with only 7 and 6 contracts. Next quarter's figures will show whether sale counts stay in the twenties and thirties. They will also show whether the two size groups keep having 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.