homequant
condo · 436593

Riveredge

Project page · 99-year lease from 2004

Indicative value range
S$2,789,905 – S$2,923,203
Indicative mid S$2,791,603 · S$1,879 psf

Based on 5 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Riveredge01-051,410 sqftS$2,650,000S$1,879 psf×1.000S$1,879 psf
Mar 2026Riveredge06-101,604 sqftS$3,220,000S$2,008 psf×0.988S$1,984 psf
Mar 2026Riveredge16-201,335 sqftS$2,658,000S$1,991 psf×0.988S$1,968 psf
Feb 2026Riveredge01-051,066 sqftS$1,710,000S$1,605 psf×0.988S$1,586 psf
Jan 2026Riveredge01-051,410 sqftS$2,680,000S$1,901 psf×0.988S$1,878 psf

How accurate is this estimate for Riveredge?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Riveredge since.

Median error
3.5%

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

A thin test: 5 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.

2.72% gross yield

S$75,900 of rent a year against the estimate above · 0.57 points below flats like it

Leases signed here within a quarter of this size run about S$6,325 a month, the middle of 30 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 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 20261600-1700 sqft3Non-landed PropertiesS$6,400
Q3 20261600-1700 sqft3Non-landed PropertiesS$6,400
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,350
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,350
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,600
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,550
Q2 20261600-1700 sqft3Non-landed PropertiesS$7,000

median of 30 URA rental contracts at Riveredge within a quarter of 138 sqm, since 2025Q4.

Buying or selling at S$2,791,603?

Buying: Stamp duty on S$2,791,603 · Cash and CPF needed on S$2,791,603 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,791,603.

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

Primary schools near 21 Sampan Place

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Riveredge · 01-05 · Condominium · 76 years left
1,410 sqftS$2,650,000S$1,879 psf
Jun 2026
Riveredge · 06-10 · Condominium · 77 years left
excluded: outlier
1,518 sqftS$2,575,000S$1,697 psf
Mar 2026
Riveredge · 16-20 · Condominium · 77 years left
1,335 sqftS$2,658,000S$1,991 psf
Mar 2026
Riveredge · 06-10 · Condominium · 77 years left
1,604 sqftS$3,220,000S$2,008 psf
Feb 2026
Riveredge · 01-05 · Condominium · 77 years left
1,066 sqftS$1,710,000S$1,605 psf
Jan 2026
Riveredge · 01-05 · Condominium · 77 years left
1,410 sqftS$2,680,000S$1,901 psf
May 2025
Riveredge · 01-05 · Condominium · 78 years left
1,335 sqftS$2,440,000S$1,828 psf
Mar 2025
Riveredge · 06-10 · Condominium · 78 years left
1,593 sqftS$2,500,000S$1,569 psf
Mar 2025
Riveredge · 11-15 · Condominium · 78 years left
1,335 sqftS$2,628,000S$1,969 psf
Jan 2025
Riveredge · 11-15 · Condominium · 78 years left
1,604 sqftS$3,188,000S$1,988 psf
Jan 2025
Riveredge · 06-10 · Condominium · 78 years left
1,066 sqftS$1,600,000S$1,501 psf
Sept 2024
Riveredge · 06-10 · Condominium · 78 years left
1,604 sqftS$3,150,000S$1,964 psf
May 2024
Riveredge · 06-10 · Condominium · 79 years left
980 sqftS$1,630,000S$1,664 psf
Feb 2024
Riveredge · 06-10 · Condominium · 79 years left
1,335 sqftS$2,388,000S$1,789 psf
Oct 2023
Riveredge · 16-20 · Condominium · 79 years left
1,884 sqftS$3,900,000S$2,070 psf
Sept 2023
Riveredge · 01-05 · Condominium · 79 years left
1,453 sqftS$2,520,000S$1,734 psf
Dec 2022
Riveredge · 11-15 · Condominium · 80 years left
1,593 sqftS$2,680,000S$1,682 psf
Dec 2022
Riveredge · 06-10 · Condominium · 80 years left
1,453 sqftS$2,380,000S$1,638 psf
Nov 2022
Riveredge · 06-10 · Condominium · 80 years left
1,518 sqftS$2,430,000S$1,601 psf
Oct 2022
Riveredge · 01-05 · Condominium · 80 years left
1,593 sqftS$2,500,000S$1,569 psf
Aug 2022
Riveredge · 06-10 · Condominium · 80 years left
980 sqftS$1,600,000S$1,633 psf
Jul 2022
Riveredge · 01-05 · Condominium · 81 years left
1,668 sqftS$2,420,000S$1,450 psf
Jun 2022
Riveredge · 16-20 · Condominium · 81 years left
3,100 sqftS$5,115,000S$1,650 psf
Jun 2022
Riveredge · 01-05 · Condominium · 81 years left
1,518 sqftS$2,350,000S$1,548 psf
Feb 2022
Riveredge · 16-20 · Condominium · 81 years left
1,335 sqftS$1,990,000S$1,491 psf
Jan 2022
Riveredge · 01-05 · Condominium · 81 years left
1,518 sqftS$2,200,000S$1,450 psf
Nov 2021
Riveredge · 06-10 · Condominium · 81 years left
980 sqftS$1,580,000S$1,613 psf
Nov 2021
Riveredge · 06-10 · Condominium · 81 years left
1,679 sqftS$2,550,000S$1,519 psf
See more

Showing 28 of 29.

Sale prices as filed in caveats.

Where the lease takes this

About 76 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 years71 yearsS$2,646,150S$2,921,563S$3,219,446S$3,233,400
10 years66 yearsS$2,587,127S$3,153,693S$3,829,580S$3,862,850
20 years56 yearsS$2,332,368S$3,465,776S$5,110,505S$5,199,687

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% 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.