Resale Project Scorecard
Eight Riversuites
D12 · Balestier, Toa Payoh · 99-year leasehold · completed 2016 · 862 units
Grade S, 7.60 out of 10, the 3rd highest score among 116 resale condos in District 12.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 84 yrs
- Resales, 12 months to Oct 2026
- 55
- To Boon Keng MRT
- 330 m
Artist's impression: UE Development (Bendemeer) Pte Ltd, Eight Riversuites brochure
Eight Riversuites Score
- S
- Grade
- Score out of 10
- 7.60
- Highest score among 116 resale condos in District 12
- 3rd
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +2.22% — near-median performance within its 2016-era cohort (69th percentile).
The district median is 5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Bendemeer Primary School at 0.02km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Bendemeer Primary School
- Hong Wen School
- St Andrew's School (Junior)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
862 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
330 m from Boon Keng MRT (NE9) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%5/10
Rental yield of 3.49% — above-average income return.
The district median is 4/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.09km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Eight Riversuites scores 7.60
Eight Riversuites scores 7.60 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 168th of 2,350 resale condos scored in Singapore and 3rd of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoEight Riversuites | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 5/10 | +0.50 | 64% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 67% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 92% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 97% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 60% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 3% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 25% of district |
Medians are across the 116 scored resale projects in District 12 (Balestier, Toa Payoh). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Eight Riversuites and a median-profile project (6.02). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Eight Riversuites Prices
By unit type at Eight Riversuites
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom441 sq ft | 441 sq ft | $793,000 to $1.26M | $1,903 psf | 7 |
| 2-bedroom700 sq ft | 700 sq ft | $1.25M to $1.55M | $1,920 psf | 27 |
| 3-bedroom1,033 sq ft | 1,033 sq ft | $1.58M to $2.98M | $1,819 psf | 19 |
| 4-bedroom1,356 sq ft | 1,356 sq ft | $2.67M | $1,973 psf | 2 |
Past transactions at Eight Riversuites
55 resales, Nov 2025 to Oct 2026 · median $1,892 psf · $793,000 to $2,980,000 · 54 of the 54 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Sep 2026 | 6 Whampoa East | 8 | #08-12123BR · Blk 6 | 3BR | 980 | $1,899 | $1,860,000 | Resale |
| 18 Sep 2026 | 10 Whampoa East | 6 | #06-28282BR · Blk 10 | 2BR | 700 | $1,884 | $1,318,000 | Resale |
| 15 Sep 2026 | 10 Whampoa East | 28 | #28-29292BR · Blk 10 | 2BR | 700 | $2,001 | $1,400,000 | Resale |
| 10 Sep 2026 | 6 Whampoa East | 24 | #24-09092BR · Blk 6 | 2BR | 700 | $2,001 | $1,400,000 | Resale |
| 10 Sep 2026 | 8 Whampoa East | 21 | #21-22222BR · Blk 8 | 2BR | 807 | $1,920 | $1,550,000 | Resale |
| 1 Sep 2026 | 10 Whampoa East | 27 | #27-29292BR · Blk 10 | 2BR | 700 | $2,055 | $1,438,000 | Resale |
| 25 Aug 2026 | 6 Whampoa East | 12 | #12-12123BR · Blk 6 | 3BR | 980 | $1,940 | $1,900,000 | Resale |
| 20 Aug 2026 | 6 Whampoa East | 14 | #14-12123BR · Blk 6 | 3BR | 980 | $1,899 | $1,860,000 | Resale |
| 18 Aug 2026 | 8 Whampoa East | 12 | #12-18183BR · Blk 8 | 3BR | 1,076 | $1,802 | $1,940,000 | Resale |
| 11 Aug 2026 | 6 Whampoa East | 26 | #26-15153BR · Blk 6 | 3BR | 980 | $2,021 | $1,980,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D12 |
|---|---|---|---|
| Nov 2025 | 9 | $1,796 psf | $1,748 psf |
| Dec 2025 | 6 | $1,950 psf | $1,942 psf |
| Jan 2026 | 2 | $1,798 psf | $1,733 psf |
| Feb 2026 | 4 | $1,822 psf | $1,819 psf |
| Mar 2026 | 7 | $1,875 psf | $1,661 psf |
| Apr 2026 | 4 | $1,903 psf | $1,754 psf |
| May 2026 | 3 | $1,903 psf | $1,765 psf |
| Jun 2026 | 5 | $1,832 psf | $1,894 psf |
| Jul 2026 | 5 | $1,852 psf | $1,731 psf |
| Aug 2026 | 4 | $1,920 psf | $1,731 psf |
| Sep 2026 | 6 | $1,961 psf | $1,687 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.6% a year, ranked 12 of 29 in D12 and 485 of 715 condos. See the most profitable condos in D12 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Eight Riversuites Rent
- Median rent a month
- $3,050 to $5,050
- Gross yield
- 3.2% to 4.4%
- Rental contracts
- 251
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,050 | $3,000 to $3,100 | 4.4% | 113 |
| 2-bedroom | $3,950 | $3,840 to $4,100 | 3.4% | 84 |
| 3-bedroom | $5,050 | $5,000 to $5,300 | 3.2% | 54 |
Rental contracts at Eight Riversuites
253 contracts, Sep 2025 to Aug 2026 · median $3,800 a month · $2,700 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Eight Riversuites By stack
- Highest, stack 05
- $1,914 psf
- Lowest, stack 25
- $1,473 psf
- Stacks with 2+ resales
- 32
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,784 psf | 700 sq ft | Levels 1 to 28 | 11 |
| 02 | $1,815 psf | 937 sq ft | Levels 14 to 26 | 5 |
| 03 | $1,521 psf | 980 sq ft | Levels 6 to 16 | 3 |
| 04 | $1,869 psf | 441 sq ft | Levels 11 to 23 | 3 |
| 05 | $1,914 psf | 441 sq ft | Levels 15 to 24 | 4 |
| 06 | $1,767 psf | 980 sq ft | Levels 6 to 27 | 8 |
| 07 | $1,673 psf | 937 sq ft | Levels 6 to 28 | 11 |
| 08 | $1,823 psf | 700 sq ft | Levels 1 to 28 | 10 |
Show the other 24 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,869 psf | 700 sq ft | Levels 9 to 27 | 8 |
| 10 | $1,679 psf | 700 sq ft | Levels 2 to 27 | 11 |
| 11 | $1,674 psf | 1,195 sq ft | Levels 2 to 25 | 9 |
| 12 | $1,865 psf | 980 sq ft | Levels 7 to 28 | 8 |
| 13 | $1,892 psf | 441 sq ft | Levels 10 to 27 | 6 |
| 14 | $1,892 psf | 441 sq ft | Levels 8 to 27 | 5 |
| 15 | $1,797 psf | 980 sq ft | Levels 6 to 26 | 5 |
| 16 | $1,580 psf | 1,195 sq ft | Levels 3 to 23 | 3 |
| 17 | $1,769 psf | 700 sq ft | Levels 3 to 28 | 13 |
| 18 | $1,802 psf | 1,076 sq ft | Levels 4 to 28 | 5 |
| 19 | $1,750 psf | 807 sq ft | Levels 2 to 20 | 7 |
| 20 | $1,880 psf | 441 sq ft | Levels 5 to 25 | 6 |
| 21 | $1,867 psf | 441 sq ft | Levels 1 to 28 | 9 |
| 22 | $1,771 psf | 807 sq ft | Levels 1 to 27 | 13 |
| 23 | $1,754 psf | 1,076 sq ft | Levels 9 to 22 | 4 |
| 24 | $1,787 psf | 700 sq ft | Levels 1 to 25 | 11 |
| 25 | $1,473 psf | 818 sq ft | Levels 3 to 21 | 4 |
| 26 | $1,681 psf | 1,356 sq ft | Levels 1 to 25 | 11 |
| 27 | $1,680 psf | 840 sq ft | Levels 5 to 26 | 10 |
| 28 | $1,858 psf | 700 sq ft | Levels 2 to 22 | 7 |
| 29 | $1,815 psf | 700 sq ft | Levels 11 to 28 | 9 |
| 30 | $1,716 psf | 937 sq ft | Levels 4 to 29 | 13 |
| 31 | $1,798 psf | 1,033 sq ft | Levels 3 to 27 | 9 |
| 32 | $1,855 psf | 441 sq ft | Levels 12 to 25 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Eight Riversuites Floor plans
39 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom6 plans · 441 to 936 sq ft
2-Bedroom12 plans · 700 to 1,658 sq ft
3-Bedroom17 plans · 936 to 2,142 sq ft
4-Bedroom4 plans · 1,356 to 2,508 sq ft
Floor plans: UE Development (Bendemeer) Pte Ltd, Eight Riversuites floor plan book. Developer's plans, not drawn to scale; areas are approximate and subject to final survey. Some homes are mirror images.
Eight Riversuites Site plan
Every block in 3D, with the sun on each home →
Site plan: UE Development (Bendemeer) Pte Ltd, Eight Riversuites floor plan book. Developer's illustration, not drawn to scale.
Eight Riversuites Notes
How these numbers are worked out
- Grade S places Eight Riversuites in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,892 psf at Eight Riversuites against $1,758 psf across District 12, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,876 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 55 resale caveats at Eight Riversuites ranged from $1,227 psf to $2,055 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Boon Keng MRT (NE9), 330 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Eight Riversuites for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.