Riverside Melodies
Project page · Freehold
Based on 3 sales in this project, last 12 months. Search widened 1 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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Riverside Melodies | 11-15 | 1,744 sqft | S$2,450,000 | S$1,405 psf | ×1.000 | S$1,405 psf |
| Jul 2026 | Riverside Melodies | 06-10 | 1,076 sqft | S$1,800,000 | S$1,672 psf | ×1.000 | S$1,672 psf |
| Mar 2026 | Riverside Melodies | 06-10 | 1,421 sqft | S$2,280,000 | S$1,605 psf | ×0.988 | S$1,586 psf |
How accurate is this estimate for Riverside Melodies?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Riverside Melodies since.
- Median error
- 3.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.66% gross yield
S$60,000 of rent a year against the estimate above · 0.49 points below flats like it
Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 3 of them.
In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.
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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,500 |
| Q1 2026 | 1400-1500 sqft | 3 | Non-landed Properties | S$4,900 |
| Q4 2025 | 1500-1600 sqft | 4 | Non-landed Properties | S$5,000 |
| Q4 2025 | 1500-1600 sqft | 4 | Non-landed Properties | S$5,000 |
| Q3 2025 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,200 |
| Q2 2025 | 1500-1600 sqft | 4 | Non-landed Properties | S$4,800 |
| Q1 2025 | 1400-1500 sqft | 3 | Non-landed Properties | S$5,000 |
| Q1 2025 | 1400-1500 sqft | 3 | Non-landed Properties | S$4,900 |
median of 3 URA rental contracts at Riverside Melodies within a quarter of 132 sqm, since 2025Q4.
Buying or selling at S$2,253,105?
Buying: Stamp duty on S$2,253,105 · Cash and CPF needed on S$2,253,105 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,253,105.
Each opens with this figure filled in; change anything there.
Primary schools near 26a Saint Michael's Road
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
- St Andrew's School (Junior) (boys) · 267 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 455 m · no 2025 Phase 2C ballot
- Hong Wen School · 902 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Pei Chun Public School · 1,390 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,423 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,649 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,787 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Riverside Melodies · 11-15 · Apartment | 1,744 sqft | S$2,450,000 | S$1,405 psf |
| Jul 2026 | Riverside Melodies · 06-10 · Apartment | 1,076 sqft | S$1,800,000 | S$1,672 psf |
| Mar 2026 | Riverside Melodies · 06-10 · Apartment | 1,421 sqft | S$2,280,000 | S$1,605 psf |
| Sept 2025 | Riverside Melodies · 11-15 · Apartment | 1,421 sqft | S$2,428,000 | S$1,709 psf |
| Nov 2024 | Riverside Melodies · 11-15 · Apartment | 1,507 sqft | S$2,288,000 | S$1,518 psf |
| May 2024 | Riverside Melodies · 06-10 · Apartment | 1,076 sqft | S$1,730,000 | S$1,607 psf |
| Mar 2023 | Riverside Melodies · 01-05 · Apartment | 1,421 sqft | S$2,000,000 | S$1,408 psf |
| Feb 2023 | Riverside Melodies · 11-15 · Apartment | 1,076 sqft | S$1,600,000 | S$1,486 psf |
| Jul 2022 | Riverside Melodies · 11-15 · Apartment | 2,659 sqft | S$3,600,288 | S$1,354 psf |
| Mar 2022 | Riverside Melodies · 11-15 · Apartment | 2,379 sqft | S$2,986,800 | S$1,256 psf |
| Mar 2022 | Riverside Melodies · 11-15 · Apartment | 1,744 sqft | S$2,190,000 | S$1,256 psf |
| Oct 2021 | Riverside Melodies · 06-10 · Apartment | 1,076 sqft | S$1,463,000 | S$1,359 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Riverside Melodies · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,500 | S$4.29 psf |
| Q1 2026 | Riverside Melodies · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.38 psf |
| Q4 2025 | Riverside Melodies · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q4 2025 | Riverside Melodies · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q3 2025 | Riverside Melodies · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.00 psf |
| Q2 2025 | Riverside Melodies · 1500-1600 sqft · 4 bed · Non-landed Properties | S$4,800 | S$3.10 psf |
| Q1 2025 | Riverside Melodies · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.45 psf |
| Q1 2025 | Riverside Melodies · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.38 psf |
| Q4 2024 | Riverside Melodies · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q3 2024 | Riverside Melodies · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,500 | S$3.55 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.