Riz Haven
Project page · 946-year lease from 1938
Based on 3 sales in this project, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2025 | Riz Haven | 01-05 | 1,066 sqft | S$1,300,000 | S$1,220 psf | ×1.039 | S$1,268 psf |
| Apr 2025 | Riz Haven | 01-05 | 1,055 sqft | S$1,450,000 | S$1,375 psf | ×1.039 | S$1,428 psf |
| Feb 2025 | Riz Haven | 01-05 | 1,066 sqft | S$1,525,000 | S$1,431 psf | ×1.050 | S$1,503 psf |
How accurate is this estimate for Riz Haven?
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.
4.11% gross yield
S$61,899 of rent a year against the estimate above · 1.11 points above flats like it
No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$5,158 a month at this size.
In outside the central region, freehold flats yield 3.00%, from 614 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 | 500-600 sqft | 1 | Non-landed Properties | S$2,500 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,200 |
| Q4 2025 | 400-500 sqft | 1 | Non-landed Properties | S$2,200 |
| Q3 2025 | 1000-1100 sqft | 3 | Non-landed Properties | S$4,300 |
| Q3 2025 | 400-500 sqft | 1 | Non-landed Properties | S$2,200 |
| Q2 2025 | 1000-1100 sqft | 3 | Non-landed Properties | S$3,600 |
| Q4 2024 | 400-500 sqft | 1 | Non-landed Properties | S$2,200 |
| Q3 2024 | 500-600 sqft | 1 | Non-landed Properties | S$2,400 |
3 URA rental contracts at Riz Haven since 2025Q4, a median of S$4.89 psf a month on 98 sqm.
Buying or selling at S$1,506,688?
Buying: Stamp duty on S$1,506,688 · Cash and CPF needed on S$1,506,688 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,506,688.
Each opens with this figure filled in; change anything there.
Primary schools near 193 Jalan Loyang Besar
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
- Pasir Ris Primary School · 746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- White Sands Primary School · 1,503 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,954 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Riz Haven · 01-05 · Apartment | 1,066 sqft | S$1,300,000 | S$1,220 psf |
| May 2025 | Riz Haven · 01-05 · Apartment | 570 sqft | S$713,000 | S$1,250 psf |
| Apr 2025 | Riz Haven · 01-05 · Apartment | 1,055 sqft | S$1,450,000 | S$1,375 psf |
| Feb 2025 | Riz Haven · 01-05 · Apartment | 1,066 sqft | S$1,525,000 | S$1,431 psf |
| Apr 2024 | Riz Haven · 01-05 · Apartment | 2,153 sqft | S$2,480,000 | S$1,152 psf |
| Feb 2024 | Riz Haven · 01-05 · Apartment | 452 sqft | S$620,000 | S$1,371 psf |
| Oct 2023 | Riz Haven · 01-05 · Apartment | 1,163 sqft | S$1,388,000 | S$1,194 psf |
| Dec 2022 | Riz Haven · 01-05 · Apartment | 872 sqft | S$980,000 | S$1,124 psf |
| Mar 2022 | Riz Haven · 01-05 · Apartment | 1,076 sqft | S$1,185,000 | S$1,101 psf |
| Feb 2022 | Riz Haven · 01-05 · Apartment | 1,012 sqft | S$1,038,000 | S$1,026 psf |
| Jan 2022 | Riz Haven · 01-05 · Apartment | 1,055 sqft | S$1,040,000 | S$986 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Riz Haven · 500-600 sqft · 1 bed · Non-landed Properties | S$2,500 | S$4.55 psf |
| Q3 2026 | Riz Haven · 400-500 sqft · 1 bed · Non-landed Properties | S$2,200 | S$4.89 psf |
| Q4 2025 | Riz Haven · 400-500 sqft · 1 bed · Non-landed Properties | S$2,200 | S$4.89 psf |
| Q3 2025 | Riz Haven · 1000-1100 sqft · 3 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q3 2025 | Riz Haven · 400-500 sqft · 1 bed · Non-landed Properties | S$2,200 | S$4.89 psf |
| Q2 2025 | Riz Haven · 1000-1100 sqft · 3 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q4 2024 | Riz Haven · 400-500 sqft · 1 bed · Non-landed Properties | S$2,200 | S$4.89 psf |
| Q3 2024 | Riz Haven · 500-600 sqft · 1 bed · Non-landed Properties | S$2,400 | S$4.36 psf |
| Q3 2024 | Riz Haven · 400-500 sqft · 1 bed · Non-landed Properties | S$2,200 | S$4.89 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.