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apartment · 059608

The Riverside Piazza

Project page · 99-year lease from 1992

Indicative value range
S$1,668,289 – S$2,021,697
Indicative mid S$1,816,786 · S$1,796 psf

Based on 67 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026One Pearl Bank · 772 m01-05743 sqftS$1,700,000S$2,289 psf×1.000S$2,289 psf
Sept 2026People's Park Complex · 512 m21-251,119 sqftS$1,200,000S$1,072 psf×1.000S$1,072 psf
Sept 2026Riverwalk Apartments · 498 m06-10818 sqftS$1,800,000S$2,200 psf×1.000S$2,200 psf
Sept 2026Canninghill Piers · 357 m41-45732 sqftS$2,361,950S$3,227 psf×1.000S$3,227 psf
Sept 2026One Pearl Bank · 772 m01-05807 sqftS$1,900,000S$2,354 psf×1.000S$2,354 psf
Sept 2026One Pearl Bank · 772 m26-301,152 sqftS$3,010,000S$2,613 psf×1.000S$2,613 psf
Sept 2026One Pearl Bank · 772 m36-401,152 sqftS$3,000,000S$2,605 psf×1.000S$2,605 psf
Aug 2026River Place · 344 m06-101,033 sqftS$1,900,000S$1,839 psf×1.000S$1,839 psf
Aug 2026River Place · 344 m06-101,055 sqftS$1,890,000S$1,792 psf×1.000S$1,792 psf
Aug 2026People's Park Complex · 512 m11-151,119 sqftS$1,300,000S$1,161 psf×1.000S$1,161 psf
Aug 2026One Pearl Bank · 772 m21-251,281 sqftS$3,420,000S$2,670 psf×1.000S$2,670 psf
Jul 2026River Place · 344 m06-10818 sqftS$1,450,000S$1,772 psf×1.000S$1,772 psf
Jul 2026River Place · 344 m01-051,292 sqftS$2,600,000S$2,013 psf×1.000S$2,013 psf
Jun 2026River Place · 344 m06-10786 sqftS$1,563,888S$1,990 psf×1.000S$1,990 psf
Jun 2026Canninghill Piers · 357 m36-40829 sqftS$2,597,000S$3,133 psf×1.000S$3,133 psf
May 2026River Place · 344 m01-051,292 sqftS$2,140,000S$1,657 psf×1.000S$1,657 psf
Apr 2026River Place · 344 m06-10797 sqftS$1,480,000S$1,858 psf×1.000S$1,858 psf
Apr 2026River Place · 344 m01-051,292 sqftS$2,300,000S$1,781 psf×1.000S$1,781 psf
Apr 2026Riverwalk Apartments · 498 m06-101,259 sqftS$1,800,000S$1,429 psf×1.000S$1,429 psf
Mar 2026River Place · 344 m06-10969 sqftS$1,800,000S$1,858 psf×0.988S$1,836 psf
Feb 2026River Place · 344 m06-10850 sqftS$1,550,000S$1,823 psf×0.988S$1,801 psf
Feb 2026River Place · 344 m06-10743 sqftS$1,338,800S$1,803 psf×0.988S$1,781 psf
Feb 2026Riverwalk Apartments · 498 m11-15818 sqftS$1,605,000S$1,962 psf×0.988S$1,939 psf
Jan 2026River Place · 344 m01-05969 sqftS$1,680,000S$1,734 psf×0.988S$1,714 psf
Jan 2026River Place · 344 m01-05872 sqftS$1,500,000S$1,720 psf×0.988S$1,700 psf
Dec 2025People's Park Complex · 512 m31-351,173 sqftS$1,317,000S$1,123 psf×0.996S$1,118 psf
Nov 2025River Place · 344 m06-10797 sqftS$1,504,000S$1,888 psf×0.996S$1,881 psf
Nov 2025River Place · 344 m06-101,281 sqftS$2,560,000S$1,999 psf×0.996S$1,991 psf
Nov 2025Riverwalk Apartments · 498 m16-20818 sqftS$1,460,000S$1,785 psf×0.996S$1,778 psf
Nov 2025Canninghill Piers · 357 m06-101,130 sqftS$3,512,000S$3,107 psf×0.996S$3,095 psf
Oct 2025Riverwalk Apartments · 498 m21-25818 sqftS$1,450,000S$1,772 psf×0.996S$1,765 psf
Oct 2025Riverwalk Apartments · 498 m06-10818 sqftS$1,435,000S$1,754 psf×0.996S$1,747 psf
Sept 2025River Place · 344 m01-051,302 sqftS$2,604,000S$1,999 psf×1.003S$2,006 psf
Sept 2025River Place · 344 m01-05797 sqftS$1,388,000S$1,743 psf×1.003S$1,748 psf
Sept 2025River Place · 344 m01-05721 sqftS$1,260,000S$1,747 psf×1.003S$1,753 psf
Sept 2025People's Park Complex · 512 m11-151,119 sqftS$1,400,000S$1,251 psf×1.003S$1,255 psf
Sept 2025Canninghill Piers · 357 m11-151,130 sqftS$3,638,000S$3,219 psf×1.003S$3,229 psf
Aug 2025River Place · 344 m01-051,281 sqftS$2,310,000S$1,803 psf×1.003S$1,809 psf
Aug 2025Riverwalk Apartments · 498 m21-251,259 sqftS$2,000,000S$1,588 psf×1.003S$1,593 psf
Aug 2025Riverwalk Apartments · 498 m11-15818 sqftS$1,350,000S$1,650 psf×1.003S$1,655 psf
Jul 2025River Place · 344 m01-051,281 sqftS$2,335,000S$1,823 psf×1.003S$1,829 psf
Jun 2025People's Park Complex · 512 m21-251,119 sqftS$1,400,000S$1,251 psf×1.006S$1,258 psf
Jun 2025People's Park Complex · 512 m21-251,119 sqftS$1,450,000S$1,295 psf×1.006S$1,303 psf
Jun 2025People's Park Complex · 512 m26-301,119 sqftS$1,380,000S$1,233 psf×1.006S$1,240 psf
Jun 2025People's Park Complex · 512 m31-351,173 sqftS$1,258,000S$1,072 psf×1.006S$1,079 psf
Jun 2025Riverwalk Apartments · 498 m11-151,259 sqftS$1,720,000S$1,366 psf×1.006S$1,374 psf
May 2025People's Park Complex · 512 m11-151,119 sqftS$1,400,000S$1,251 psf×1.006S$1,258 psf
Apr 2025River Place · 344 m06-101,076 sqftS$1,950,000S$1,812 psf×1.006S$1,823 psf
Apr 2025River Place · 344 m01-051,033 sqftS$1,930,000S$1,868 psf×1.006S$1,879 psf
Apr 2025Canninghill Piers · 357 m06-101,130 sqftS$3,537,000S$3,130 psf×1.006S$3,149 psf
Mar 2025River Place · 344 m06-10786 sqftS$1,400,000S$1,782 psf×0.995S$1,773 psf
Mar 2025River Place · 344 m01-05818 sqftS$1,520,000S$1,858 psf×0.995S$1,849 psf
Mar 2025People's Park Complex · 512 m06-101,119 sqftS$1,338,888S$1,196 psf×0.995S$1,190 psf
Feb 2025River Place · 344 m01-05818 sqftS$1,500,000S$1,834 psf×0.995S$1,825 psf
Feb 2025River Place · 344 m06-101,302 sqftS$2,350,000S$1,804 psf×0.995S$1,796 psf
Feb 2025People's Park Complex · 512 m21-251,119 sqftS$1,400,000S$1,251 psf×0.995S$1,245 psf
Feb 2025People's Park Complex · 512 m11-151,119 sqftS$1,118,888S$1,000 psf×0.995S$995 psf
Jan 2025River Place · 344 m06-101,055 sqftS$1,820,000S$1,725 psf×0.995S$1,717 psf
Jan 2025People's Park Complex · 512 m06-101,119 sqftS$1,285,000S$1,148 psf×0.995S$1,142 psf
Jan 2025Riverwalk Apartments · 498 m06-10818 sqftS$1,350,000S$1,650 psf×0.995S$1,642 psf
Dec 2024River Place · 344 m01-05818 sqftS$1,500,000S$1,834 psf×1.012S$1,856 psf
Nov 2024River Place · 344 m06-10721 sqftS$1,270,000S$1,761 psf×1.012S$1,782 psf
Nov 2024River Place · 344 m01-051,033 sqftS$1,906,800S$1,845 psf×1.012S$1,868 psf
Nov 2024Canninghill Piers · 357 m06-101,259 sqftS$3,608,000S$2,865 psf×1.012S$2,900 psf
Nov 2024Canninghill Piers · 357 m11-151,259 sqftS$3,634,000S$2,886 psf×1.012S$2,920 psf
Nov 2024Canninghill Piers · 357 m11-151,259 sqftS$3,652,000S$2,900 psf×1.012S$2,935 psf
Nov 2024Canninghill Piers · 357 m11-151,259 sqftS$3,617,000S$2,872 psf×1.012S$2,907 psf

How accurate is this estimate for The Riverside Piazza?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.91% gross yield

S$52,800 of rent a year against the estimate above · 0.25 points below flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 14 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,200
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,600
Q2 2026900-1000 sqft2Non-landed PropertiesS$4,150
Q1 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q1 20261000-1100 sqft2Non-landed PropertiesS$3,800

median of 14 URA rental contracts at The Riverside Piazza within a quarter of 94 sqm, since 2025Q4.

Buying or selling at S$1,816,786?

Buying: Stamp duty on S$1,816,786 · Cash and CPF needed on S$1,816,786 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,816,786.

Each opens with this figure filled in; change anything there.

Primary schools near 11 Keng Cheow Street

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2022
The Riverside Piazza · 01-05 · Apartment · 69 years left
1,012 sqftS$1,600,000S$1,581 psf
Dec 2021
The Riverside Piazza · 01-05 · Apartment · 69 years left
1,012 sqftS$1,610,000S$1,591 psf

Sale prices as filed in caveats.

Where the lease takes this

About 64 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years59 yearsS$1,712,008S$1,890,195S$2,082,920S$2,091,948
10 years54 yearsS$1,600,576S$1,951,093S$2,369,243S$2,389,826

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.