The Riverina
Project page · 99-year lease from 1996
Based on 7 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
Valued at 1,625 sqft of land, typical for The Riverina. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | The Riverina | - | 1,619 sqft | S$2,700,000 | S$1,668 psf | ×1.000 | S$1,668 psf |
| Jul 2026 | The Riverina | - | 1,615 sqft | S$2,548,888 | S$1,579 psf | ×1.000 | S$1,579 psf |
| Jun 2026 | The Riverina | - | 1,619 sqft | S$2,820,000 | S$1,742 psf | ×1.000 | S$1,742 psf |
| May 2026 | The Riverina | - | 1,779 sqft | S$2,800,000 | S$1,574 psf | ×1.000 | S$1,574 psf |
| Mar 2026 | The Riverina | - | 1,629 sqft | S$2,518,000 | S$1,546 psf | ×0.999 | S$1,544 psf |
| Nov 2025 | The Riverina | - | 1,615 sqft | S$2,600,000 | S$1,610 psf | ×1.021 | S$1,644 psf |
| Nov 2025 | The Riverina | - | 1,615 sqft | S$2,480,000 | S$1,536 psf | ×1.021 | S$1,568 psf |
How accurate is this estimate for The Riverina?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in The Riverina since.
- Median error
- 2.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.20% gross yield
S$56,367 of rent a year against the estimate above · 0.26 points below 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$4,697 a month at this size.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2000-2500 sqft | — | Terrace House | S$6,500 |
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$5,700 |
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$8,500 |
| Q3 2025 | 2000-2500 sqft | — | Terrace House | S$7,600 |
| Q3 2025 | 3000-3500 sqft | — | Semi-Detached House | S$7,000 |
| Q1 2025 | 3000-3500 sqft | — | Semi-Detached House | S$6,800 |
| Q1 2025 | 2000-2500 sqft | — | Terrace House | S$6,000 |
| Q3 2024 | 2500-3000 sqft | — | Semi-Detached House | S$8,200 |
3 URA rental contracts at The Riverina since 2025Q4, a median of S$2.89 psf a month on 151 sqm.
Buying or selling at S$2,565,881?
Buying: Stamp duty on S$2,565,881 · Cash and CPF needed on S$2,565,881 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,565,881.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Riverina View
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
- Elias Park Primary School · 251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 464 m · no 2025 Phase 2C ballot
- Meridian Primary School · 943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Casuarina Primary School · 1,475 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | The Riverina · Terrace · 68 years left excluded: related party | 3,422 sqft | S$3,038,000 | S$888 psf |
| Sept 2026 | The Riverina · Semi-detached · 68 years left | 2,287 sqft | S$2,825,000 | S$1,235 psf |
| Aug 2026 | The Riverina · Terrace · 68 years left | 1,619 sqft | S$2,700,000 | S$1,668 psf |
| Jul 2026 | The Riverina · Terrace · 69 years left | 1,615 sqft | S$2,548,888 | S$1,579 psf |
| Jun 2026 | The Riverina · Terrace · 69 years left | 1,619 sqft | S$2,820,000 | S$1,742 psf |
| May 2026 | The Riverina · Terrace · 69 years left | 1,779 sqft | S$2,800,000 | S$1,574 psf |
| Mar 2026 | The Riverina · Terrace · 69 years left | 1,629 sqft | S$2,518,000 | S$1,546 psf |
| Jan 2026 | The Riverina · Semi-detached · 69 years left | 2,287 sqft | S$2,860,000 | S$1,250 psf |
| Nov 2025 | The Riverina · Terrace · 69 years left | 1,615 sqft | S$2,480,000 | S$1,536 psf |
| Nov 2025 | The Riverina · Terrace · 69 years left excluded: outlier | 1,615 sqft | S$2,850,000 | S$1,765 psf |
| Nov 2025 | The Riverina · Semi-detached · 69 years left | 2,745 sqft | S$3,000,000 | S$1,093 psf |
| Nov 2025 | The Riverina · Terrace · 69 years left | 1,615 sqft | S$2,600,000 | S$1,610 psf |
| Oct 2025 | The Riverina · Terrace · 69 years left | 2,153 sqft | S$2,680,000 | S$1,245 psf |
| Aug 2025 | The Riverina · Terrace · 69 years left | 1,693 sqft | S$2,480,000 | S$1,465 psf |
| Jun 2025 | The Riverina · Terrace · 70 years left | 1,615 sqft | S$2,568,888 | S$1,591 psf |
| Jun 2025 | The Riverina · Terrace · 70 years left | 2,153 sqft | S$2,718,800 | S$1,263 psf |
| Jun 2025 | The Riverina · Terrace · 70 years left | 1,788 sqft | S$2,688,000 | S$1,503 psf |
| Jun 2025 | The Riverina · Semi-detached · 70 years left | 2,430 sqft | S$2,900,000 | S$1,193 psf |
| Feb 2025 | The Riverina · Terrace · 70 years left | 2,694 sqft | S$2,850,000 | S$1,058 psf |
| Jan 2025 | The Riverina · Semi-detached · 70 years left | 2,858 sqft | S$3,200,000 | S$1,120 psf |
| Jan 2025 | The Riverina · Terrace · 70 years left | 1,615 sqft | S$2,500,000 | S$1,548 psf |
| Nov 2024 | The Riverina · Terrace · 70 years left | 1,619 sqft | S$2,565,000 | S$1,584 psf |
| Oct 2024 | The Riverina · Semi-detached · 70 years left | 2,451 sqft | S$2,900,000 | S$1,183 psf |
| Aug 2024 | The Riverina · Semi-detached · 70 years left | 2,287 sqft | S$2,988,888 | S$1,307 psf |
| Aug 2024 | The Riverina · Semi-detached · 70 years left | 2,287 sqft | S$3,000,000 | S$1,312 psf |
| Apr 2024 | The Riverina · Terrace · 71 years left | 1,619 sqft | S$2,580,000 | S$1,594 psf |
| Dec 2023 | The Riverina · Semi-detached · 71 years left | 2,287 sqft | S$3,040,000 | S$1,329 psf |
| Nov 2023 | The Riverina · Terrace · 71 years left | 1,619 sqft | S$2,480,000 | S$1,532 psf |
| Aug 2023 | The Riverina · Detached · 71 years left excluded: related party | 6,112 sqft | S$4,250,000 | S$695 psf |
| Aug 2023 | The Riverina · Semi-detached · 71 years left | 2,443 sqft | S$3,058,888 | S$1,252 psf |
| Jul 2023 | The Riverina · Terrace · 72 years left | 1,615 sqft | S$2,443,888 | S$1,514 psf |
| Apr 2023 | The Riverina · Terrace · 72 years left excluded: outlier | 1,615 sqft | S$2,480,000 | S$1,536 psf |
| Dec 2022 | The Riverina · Terrace · 72 years left | 2,164 sqft | S$2,520,000 | S$1,165 psf |
| Nov 2022 | The Riverina · Terrace · 72 years left | 1,619 sqft | S$2,180,000 | S$1,347 psf |
| Nov 2022 | The Riverina · Terrace · 72 years left | 2,251 sqft | S$2,400,008 | S$1,066 psf |
| Oct 2022 | The Riverina · Terrace · 72 years left | 1,625 sqft | S$2,280,000 | S$1,403 psf |
| Jul 2022 | The Riverina · Terrace · 73 years left | 1,619 sqft | S$2,380,000 | S$1,470 psf |
| Jul 2022 | The Riverina · Terrace · 73 years left | 2,196 sqft | S$2,580,000 | S$1,175 psf |
| Jun 2022 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$2,058,000 | S$1,275 psf |
| Apr 2022 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$2,008,000 | S$1,244 psf |
| Apr 2022 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$2,070,000 | S$1,282 psf |
| Feb 2022 | The Riverina · Terrace · 73 years left | 1,619 sqft | S$1,960,000 | S$1,211 psf |
| Feb 2022 | The Riverina · Terrace · 73 years left | 1,944 sqft | S$2,253,800 | S$1,159 psf |
| Feb 2022 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$2,008,000 | S$1,244 psf |
| Feb 2022 | The Riverina · Terrace · 73 years left | 1,620 sqft | S$1,968,000 | S$1,215 psf |
| Dec 2021 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$1,960,000 | S$1,214 psf |
| Nov 2021 | The Riverina · Terrace · 73 years left | 1,615 sqft | S$2,008,888 | S$1,244 psf |
| Nov 2021 | The Riverina · Terrace · 73 years left | 2,167 sqft | S$2,050,000 | S$946 psf |
| Oct 2021 | The Riverina · Terrace · 73 years left | 1,619 sqft | S$1,880,000 | S$1,161 psf |
Showing 49 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | The Riverina · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q2 2026 | The Riverina · 2500-3000 sqft · Semi-Detached House | S$5,700 | S$2.07 psf |
| Q1 2026 | The Riverina · 2000-2500 sqft · Terrace House | S$8,500 | S$3.78 psf |
| Q3 2025 | The Riverina · 2000-2500 sqft · Terrace House | S$7,600 | S$3.38 psf |
| Q3 2025 | The Riverina · 3000-3500 sqft · Semi-Detached House | S$7,000 | S$2.15 psf |
| Q1 2025 | The Riverina · 3000-3500 sqft · Semi-Detached House | S$6,800 | S$2.09 psf |
| Q1 2025 | The Riverina · 2000-2500 sqft · Terrace House | S$6,000 | S$2.67 psf |
| Q3 2024 | The Riverina · 2500-3000 sqft · Semi-Detached House | S$8,200 | S$2.98 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 63 years | S$2,454,789 | S$2,710,285 | S$2,986,626 | S$3,070,841 |
| 10 years | 58 years | S$2,313,214 | S$2,819,795 | S$3,424,121 | S$3,619,946 |
| 20 years | 48 years | S$2,054,745 | S$3,053,243 | S$4,502,199 | S$5,031,884 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.