RPS · Resale Project Scorecard
River Isles — Grade S
RPS score 7.43/10 · D19 · Hougang, Punggol, Sengkang · 610 units · scored across 7 weighted factors — methodology published.
99YR · Frasers Property · TOP 2015
Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: total returns, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 9/10
Avg Ann. of +3.41% places this condo in the top 10% of its 2015-era cohort — exceptional capital appreciation relative to peers of the same vintage.
7 primary schools within 1km (nearest: GREENDALE PRIMARY SCHOOL at 0.08km). Strong school proximity — a genuine advantage for young families.
610 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.36km from Coral Edge Lrt Stn (PE3) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.19% — below-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Exceptional future-catalyst exposure — closest driver: Punggol Digital District at 0.92km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: Greendale Primary School, Horizon Primary School, MEE TOH School, Waterway Primary School, Edgefield Primary School, Oasis Primary School, Rivervale Primary School.
The verdict· Scores updated September 2026
River Isles scores 7.43 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 192nd of 2,357 resale condos scored in Singapore and 45th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is MRT Proximity (2/10). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: total returns, MRT access.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at River Isles
12 months to September 2026 (Oct 2025 – Sep 2026): 24 resale transactions, median $1,554 psf, median price $1.77M. Median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,466 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $1,579 psf | $1.87M |
| Jan–Mar 2026 | 6 | $1,536 psf | $1.65M |
| Apr–Jun 2026 | 7 | $1,526 psf | $1.94M |
| Jul–Sep 2026 | 4 | $1,581 psf | $1.50M |
| 12-month total | 24 | $1,554 psf | $1.77M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
River Isles: frequently asked questions
Answers generated from the scorecard data — RPS rank 192nd of 2,357, scores updated September 2026.
- Is River Isles a good buy in 2026?
- River Isles scores 7.43/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 192nd of 2,357 Singapore resale condos and 45th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: total returns, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at River Isles?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 24 resale transactions at River Isles, at a median of $1,554 psf and a median price of $1.77M (range $1,394 psf to $1,695 psf). The median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,466 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is River Isles from the nearest MRT station?
- The nearest rail stop to River Isles is Coral Edge LRT (PE3), about 360m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and River Isles scores 2/10 on it.
- How does River Isles compare with Kovan Residences?
- Kovan Residences is the project scored next to River Isles on the District 19 ranking: 7.43 (Grade S) against River Isles's 7.43 (Grade S). River Isles scores higher on Primary School Effect (8 vs 3) and Future Transformation (9 vs 4); Kovan Residences scores higher on MRT Proximity (2 vs 10) and Project's Historical Performance (9 vs 10).
- Which primary schools are within 1km of River Isles?
- 7 primary schools are within 1km of River Isles: Greendale Primary School, Horizon Primary School, MEE TOH School, Waterway Primary School, Edgefield Primary School, Oasis Primary School, Rivervale Primary School. 7 primary schools within 1km (nearest: GREENDALE PRIMARY SCHOOL at 0.08km). Strong school proximity — a genuine advantage for young families. River Isles scores 8/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of River Isles, and how big is the project?
- River Isles is 99-year leasehold, completed in 2015, has 610 units, developed by Frasers Property. 99YR tenure — about 85 years remaining — no near-term decay concern. 610 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of River Isles in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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