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apartment · 328712

Riviera 38

Project page · 999-year lease from 1882

Indicative value range
S$1,178,049 – S$1,219,962
Indicative mid S$1,194,878 · S$1,609 psf

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

999-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Riviera 3806-10883 sqftS$1,420,000S$1,609 psf×1.000S$1,609 psf
Apr 2026Riviera 3816-20883 sqftS$1,380,000S$1,563 psf×1.000S$1,563 psf
Nov 2025Riviera 3811-15743 sqftS$1,250,000S$1,683 psf×0.996S$1,676 psf

How accurate is this estimate for Riviera 38?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Riviera 38 since.

Median error
3.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 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.

3.21% gross yield

S$38,400 of rent a year against the estimate above · 0.06 points above flats like it

Leases signed here within a quarter of this size run about S$3,200 a month, the middle of 19 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

SignedSizeBedsTypeRent a month
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,300
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,600
Q3 2026400-500 sqft1Non-landed PropertiesS$2,600
Q2 20261100-1200 sqft3Non-landed PropertiesS$4,500

median of 19 URA rental contracts at Riviera 38 within a quarter of 69 sqm, since 2025Q4.

Buying or selling at S$1,194,878?

Buying: Stamp duty on S$1,194,878 · Cash and CPF needed on S$1,194,878 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,194,878.

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

Primary schools near 38 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Riviera 38 · 06-10 · Apartment
883 sqftS$1,420,000S$1,609 psf
Apr 2026
Riviera 38 · 16-20 · Apartment
883 sqftS$1,380,000S$1,563 psf
Mar 2026
Riviera 38 · 16-20 · Apartment
452 sqftS$735,888S$1,628 psf
Nov 2025
Riviera 38 · 11-15 · Apartment
743 sqftS$1,250,000S$1,683 psf
Sept 2025
Riviera 38 · 06-10 · Apartment
743 sqftS$1,160,000S$1,562 psf
Jul 2025
Riviera 38 · 06-10 · Apartment
549 sqftS$720,000S$1,312 psf
Jul 2025
Riviera 38 · 16-20 · Apartment
549 sqftS$880,000S$1,603 psf
May 2025
Riviera 38 · 11-15 · Apartment
883 sqftS$1,380,000S$1,563 psf
Nov 2024
Riviera 38 · 21-25 · Apartment
1,141 sqftS$1,881,500S$1,649 psf
Aug 2024
Riviera 38 · 06-10 · Apartment
883 sqftS$1,360,000S$1,541 psf
Apr 2024
Riviera 38 · 06-10 · Apartment
1,141 sqftS$1,758,888S$1,542 psf
Jul 2023
Riviera 38 · 11-15 · Apartment
1,141 sqftS$1,680,000S$1,472 psf
Mar 2023
Riviera 38 · 21-25 · Apartment
1,141 sqftS$1,765,000S$1,547 psf
Nov 2022
Riviera 38 · 11-15 · Apartment
743 sqftS$1,072,000S$1,443 psf
Oct 2022
Riviera 38 · 06-10 · Apartment
883 sqftS$1,200,000S$1,360 psf
Sept 2022
Riviera 38 · 11-15 · Apartment
452 sqftS$735,000S$1,626 psf
Apr 2022
Riviera 38 · 11-15 · Apartment
1,141 sqftS$1,620,000S$1,420 psf
Dec 2021
Riviera 38 · 06-10 · Apartment
452 sqftS$650,000S$1,438 psf
Nov 2021
Riviera 38 · 21-25 · Apartment
549 sqftS$798,000S$1,454 psf
Nov 2021
Riviera 38 · 21-25 · Apartment
743 sqftS$1,000,000S$1,346 psf
Oct 2021
Riviera 38 · 11-15 · Apartment
549 sqftS$820,000S$1,494 psf
Oct 2021
Riviera 38 · 11-15 · Apartment
549 sqftS$780,000S$1,421 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.