apartment · 328704
Riverbay
Project page · 999-year lease from 1882
Indicative value range
S$988,073 – S$1,051,198
Indicative mid S$1,020,625 · S$1,554 psf
Based on 4 sales in this project, last 6 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Riverbay | 06-10 | 517 sqft | S$770,000 | S$1,490 psf | ×1.000 | S$1,490 psf |
| Aug 2026 | Riverbay | 11-15 | 517 sqft | S$830,000 | S$1,606 psf | ×1.000 | S$1,606 psf |
| Jul 2026 | Riverbay | 21-25 | 657 sqft | S$1,050,000 | S$1,599 psf | ×1.000 | S$1,599 psf |
| Jun 2026 | Riverbay | 16-20 | 517 sqft | S$780,000 | S$1,510 psf | ×1.000 | S$1,510 psf |
How accurate is this estimate for Riverbay?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Riverbay since.
- Median error
- 4.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
4.29% gross yield
S$43,800 of rent a year against the estimate above · 1.14 points above flats like it
Leases signed here within a quarter of this size run about S$3,650 a month, the middle of 9 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 | 600-700 sqft | 2 | Non-landed Properties | S$3,950 |
| Q3 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,700 |
| Q3 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,650 |
| Q3 2026 | 600-700 sqft | 2 | Non-landed Properties | S$3,150 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,700 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,700 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,500 |
| Q3 2026 | 300-400 sqft | 1 | Non-landed Properties | S$2,500 |
median of 9 URA rental contracts at Riverbay within a quarter of 61 sqm, since 2025Q4.
Buying or selling at S$1,020,625?
Buying: Stamp duty on S$1,020,625 · Cash and CPF needed on S$1,020,625 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,020,625.
Each opens with this figure filled in; change anything there.
Primary schools near 23 Mar Thoma 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) · 312 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 576 m · no 2025 Phase 2C ballot
- Hong Wen School · 810 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,194 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,478 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,567 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,870 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Riverbay · 06-10 · Apartment | 517 sqft | S$770,000 | S$1,490 psf |
| Aug 2026 | Riverbay · 11-15 · Apartment | 517 sqft | S$830,000 | S$1,606 psf |
| Jul 2026 | Riverbay · 21-25 · Apartment | 657 sqft | S$1,050,000 | S$1,599 psf |
| Jun 2026 | Riverbay · 06-10 · Apartment | 947 sqft | S$1,530,000 | S$1,615 psf |
| Jun 2026 | Riverbay · 16-20 · Apartment | 517 sqft | S$780,000 | S$1,510 psf |
| May 2026 | Riverbay · 21-25 · Apartment | 388 sqft | S$660,000 | S$1,703 psf |
| Apr 2026 | Riverbay · 16-20 · Apartment | 388 sqft | S$640,000 | S$1,652 psf |
| Apr 2026 | Riverbay · 11-15 · Apartment | 947 sqft | S$1,520,000 | S$1,605 psf |
| Mar 2026 | Riverbay · 16-20 · Apartment | 388 sqft | S$650,000 | S$1,677 psf |
| Mar 2026 | Riverbay · 21-25 · Apartment | 646 sqft | S$1,010,000 | S$1,564 psf |
| Feb 2026 | Riverbay · 21-25 · Apartment | 958 sqft | S$1,600,000 | S$1,670 psf |
| Feb 2026 | Riverbay · 06-10 · Apartment | 926 sqft | S$1,515,000 | S$1,637 psf |
| Jan 2026 | Riverbay · 06-10 · Apartment | 657 sqft | S$998,000 | S$1,520 psf |
| Oct 2025 | Riverbay · 21-25 · Apartment | 926 sqft | S$1,578,000 | S$1,705 psf |
| Oct 2025 | Riverbay · 21-25 · Apartment | 517 sqft | S$798,000 | S$1,545 psf |
| Aug 2025 | Riverbay · 16-20 · Apartment | 947 sqft | S$1,543,888 | S$1,630 psf |
| Jul 2025 | Riverbay · 21-25 · Apartment | 786 sqft | S$1,222,000 | S$1,555 psf |
| Jul 2025 | Riverbay · 11-15 · Apartment | 657 sqft | S$1,030,000 | S$1,569 psf |
| Jun 2025 | Riverbay · 16-20 · Apartment | 947 sqft | S$1,508,000 | S$1,592 psf |
| Apr 2025 | Riverbay · 11-15 · Apartment | 786 sqft | S$1,170,000 | S$1,489 psf |
| Mar 2025 | Riverbay · 21-25 · Apartment | 388 sqft | S$640,000 | S$1,652 psf |
| Feb 2025 | Riverbay · 16-20 · Apartment | 947 sqft | S$1,508,000 | S$1,592 psf |
| Nov 2024 | Riverbay · 16-20 · Apartment excluded: outlier | 517 sqft | S$800,000 | S$1,548 psf |
| Sept 2024 | Riverbay · 16-20 · Apartment | 753 sqft | S$1,170,000 | S$1,553 psf |
| May 2024 | Riverbay · 11-15 · Apartment | 657 sqft | S$1,000,000 | S$1,523 psf |
| Apr 2024 | Riverbay · 16-20 · Apartment | 517 sqft | S$800,000 | S$1,548 psf |
| Apr 2024 | Riverbay · 11-15 · Apartment | 517 sqft | S$790,000 | S$1,529 psf |
| Feb 2024 | Riverbay · 11-15 · Apartment | 517 sqft | S$800,000 | S$1,548 psf |
| Nov 2023 | Riverbay · 21-25 · Apartment | 388 sqft | S$650,000 | S$1,677 psf |
| Nov 2023 | Riverbay · 16-20 · Apartment | 517 sqft | S$800,000 | S$1,548 psf |
| Oct 2023 | Riverbay · 11-15 · Apartment | 926 sqft | S$1,380,000 | S$1,491 psf |
| Sept 2023 | Riverbay · 11-15 · Apartment | 517 sqft | S$805,000 | S$1,558 psf |
| Sept 2023 | Riverbay · 21-25 · Apartment | 657 sqft | S$1,050,000 | S$1,599 psf |
| Aug 2023 | Riverbay · 16-20 · Apartment | 657 sqft | S$995,000 | S$1,515 psf |
| Aug 2023 | Riverbay · 11-15 · Apartment | 517 sqft | S$782,000 | S$1,514 psf |
| Jul 2023 | Riverbay · 21-25 · Apartment | 958 sqft | S$1,400,000 | S$1,461 psf |
| Jun 2023 | Riverbay · 11-15 · Apartment | 657 sqft | S$980,000 | S$1,493 psf |
| May 2023 | Riverbay · 16-20 · Apartment | 657 sqft | S$988,000 | S$1,505 psf |
| Apr 2023 | Riverbay · 06-10 · Apartment | 786 sqft | S$1,100,000 | S$1,400 psf |
| Apr 2023 | Riverbay · 11-15 · Apartment | 517 sqft | S$800,000 | S$1,548 psf |
| Apr 2023 | Riverbay · 16-20 · Apartment | 786 sqft | S$1,140,000 | S$1,451 psf |
| Mar 2023 | Riverbay · 21-25 · Apartment | 947 sqft | S$1,370,000 | S$1,446 psf |
| Mar 2023 | Riverbay · 21-25 · Apartment | 786 sqft | S$1,220,000 | S$1,553 psf |
| Mar 2023 | Riverbay · 11-15 · Apartment | 388 sqft | S$632,000 | S$1,631 psf |
| Feb 2023 | Riverbay · 06-10 · Apartment | 947 sqft | S$1,352,888 | S$1,428 psf |
| Feb 2023 | Riverbay · 21-25 · Apartment | 517 sqft | S$805,888 | S$1,560 psf |
| Jan 2023 | Riverbay · 11-15 · Apartment | 388 sqft | S$620,000 | S$1,600 psf |
| Jan 2023 | Riverbay · 16-20 · Apartment | 388 sqft | S$620,000 | S$1,600 psf |
| Nov 2022 | Riverbay · 16-20 · Apartment | 753 sqft | S$1,150,000 | S$1,526 psf |
| Oct 2022 | Riverbay · 11-15 · Apartment | 388 sqft | S$630,000 | S$1,626 psf |
| Aug 2022 | Riverbay · 11-15 · Apartment | 947 sqft | S$1,313,000 | S$1,386 psf |
| Aug 2022 | Riverbay · 11-15 · Apartment | 388 sqft | S$600,000 | S$1,548 psf |
| Jun 2022 | Riverbay · 16-20 · Apartment | 947 sqft | S$1,300,000 | S$1,372 psf |
| Jun 2022 | Riverbay · 21-25 · Apartment | 646 sqft | S$955,000 | S$1,479 psf |
| May 2022 | Riverbay · 11-15 · Apartment | 517 sqft | S$715,000 | S$1,384 psf |
| Mar 2022 | Riverbay · 06-10 · Apartment | 388 sqft | S$595,000 | S$1,535 psf |
| Feb 2022 | Riverbay · 11-15 · Apartment | 926 sqft | S$1,185,000 | S$1,280 psf |
| Dec 2021 | Riverbay · 11-15 · Apartment | 786 sqft | S$1,055,000 | S$1,343 psf |
| Nov 2021 | Riverbay · 21-25 · Apartment | 646 sqft | S$838,000 | S$1,298 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,950 | S$6.08 psf |
| Q3 2026 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.93 psf |
| Q3 2026 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,650 | S$4.87 psf |
| Q3 2026 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,150 | S$4.85 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,700 | S$7.71 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,700 | S$7.71 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2026 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2026 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2026 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,600 | S$4.80 psf |
| Q2 2026 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.53 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q2 2026 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q2 2026 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q2 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,300 | S$6.57 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q1 2026 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q1 2026 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q1 2026 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q4 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,100 | S$4.32 psf |
| Q4 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,100 | S$4.32 psf |
| Q4 2025 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,800 | S$5.85 psf |
| Q4 2025 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,800 | S$5.85 psf |
| Q4 2025 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q4 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,750 | S$5.00 psf |
| Q4 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,750 | S$5.00 psf |
| Q4 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,720 | S$4.95 psf |
| Q4 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,250 | S$6.43 psf |
| Q3 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,050 | S$4.26 psf |
| Q3 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,050 | S$4.26 psf |
| Q3 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2025 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,800 | S$5.07 psf |
| Q3 2025 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.93 psf |
| Q3 2025 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,000 | S$4.62 psf |
| Q3 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q3 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q3 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 psf |
| Q3 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,350 | S$6.71 psf |
| Q2 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2025 | Riverbay · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2025 | Riverbay · 700-800 sqft · 2 bed · Non-landed Properties | S$3,600 | S$4.80 psf |
| Q2 2025 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,400 | S$5.23 psf |
| Q2 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$3,100 | S$5.64 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$3,000 | S$8.57 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,450 | S$7.00 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,450 | S$7.00 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q2 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,200 | S$6.29 psf |
| Q1 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$3,150 | S$5.73 psf |
| Q1 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,950 | S$5.36 psf |
| Q1 2025 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q1 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,600 | S$7.43 psf |
| Q1 2025 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,550 | S$7.29 psf |
| Q4 2024 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$3,400 | S$5.23 psf |
| Q4 2024 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$2,800 | S$4.31 psf |
| Q4 2024 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,700 | S$7.71 psf |
| Q4 2024 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2024 | Riverbay · 600-700 sqft · 2 bed · Non-landed Properties | S$2,900 | S$4.46 psf |
| Q3 2024 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q3 2024 | Riverbay · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q3 2024 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,500 | S$7.14 psf |
| Q3 2024 | Riverbay · 300-400 sqft · 1 bed · Non-landed Properties | S$2,400 | S$6.86 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.