Resale Project Scorecard
River Place
D03 · Alexandra, Queenstown · 99-year leasehold · completed 1999 · 509 units
Grade B, 5.60 out of 10, the 36th highest score among 39 resale condos in District 3.
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
- 68 yrs
- Resales, 12 months to Oct 2026
- 18
- To Fort Canning MRT
- 390 m
Photo: Erwin Soo, CC BY 2.0 (Wikimedia Commons)
River Place Score
- B
- Grade
- Score out of 10
- 5.60
- Highest score among 39 resale condos in District 3
- 36th
Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%1/10
Avg Ann. of +2.04% — bottom 9% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 6/10.
Primary School Effect20%7/10
1 primary school within 1km (River Valley Primary School, 0.55km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- River Valley Primary School
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%10/10
509 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%9/10
390 m from Fort Canning MRT (DT20) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.35% — above-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.76km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why River Place scores 5.60
River Place scores 5.60 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1536th of 2,350 resale condos scored in Singapore and 36th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (1/10).
| Factor | This condoRiver Place | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 1/10 | 6/10 | −1.25 | 0% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 32% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 84% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 34% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 3% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 3% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between River Place and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
River Place Prices
By unit type at River Place
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom807 sq ft | 807 sq ft | $1.34M to $2.31M | $1,841 psf | 8 |
| 2-bedroom1,163 sq ft | 1,163 sq ft | $1.68M to $2.60M | $1,810 psf | 6 |
| 3-bedroom1,281 sq ft | 1,281 sq ft | $1.89M to $3.45M | $1,792 psf | 3 |
Past transactions at River Place
18 resales, Nov 2025 to Oct 2026 · median $1,831 psf · $1,338,800 to $4,247,685 · 17 of the 17 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Sep 2026 | 66 Havelock Road | 4 | #04-08083BR · Blk 66 | 3BR | 2,110 | $1,635 | $3,450,000 | Resale |
| 27 Aug 2026 | 60 Havelock Road | 7 | #07-14142BR · Blk 60 | 2BR | 1,033 | $1,839 | $1,900,000 | Resale |
| 21 Aug 2026 | 62 Havelock Road | 2 | #02-07074BR · Blk 62 | 4BR | 2,067 | $2,055 | $4,247,685 | Resale |
| 21 Aug 2026 | 60 Havelock Road | 8 | #08-14143BR · Blk 60 | 3BR | 1,055 | $1,792 | $1,890,000 | Resale |
| 22 Jul 2026 | 64 Havelock Road | 2 | #02-14142BR · Blk 64 | 2BR | 1,292 | $2,013 | $2,600,000 | Resale |
| 10 Jul 2026 | 62 Havelock Road | 8 | #08-01011BR · Blk 62 | 1BR | 818 | $1,772 | $1,450,000 | Resale |
| 19 Jun 2026 | 60 Havelock Road | 6 | #06-27271BR · Blk 60 | 1BR | 786 | $1,990 | $1,563,888 | Resale |
| 7 May 2026 | 64 Havelock Road | 2 | #02-15152BR · Blk 64 | 2BR | 1,292 | $1,657 | $2,140,000 | Resale |
| 9 Apr 2026 | 62 Havelock Road | 6 | #06-01011BR · Blk 62 | 1BR | 797 | $1,858 | $1,480,000 | Resale |
| 1 Apr 2026 | 64 Havelock Road | 2 | #02-10102BR · Blk 64 | 2BR | 1,292 | $1,781 | $2,300,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2025 | 3 | $1,899 psf | $2,255 psf |
| Dec 2025 | — | — | $2,223 psf |
| Jan 2026 | 2 | $1,727 psf | $2,208 psf |
| Feb 2026 | 2 | $1,813 psf | $2,217 psf |
| Mar 2026 | 1 | — | $2,225 psf |
| Apr 2026 | 2 | $1,820 psf | $2,279 psf |
| May 2026 | 1 | — | $2,329 psf |
| Jun 2026 | 1 | — | $2,283 psf |
| Jul 2026 | 2 | $1,893 psf | $2,237 psf |
| Aug 2026 | 3 | $1,839 psf | $2,160 psf |
| Sep 2026 | 1 | — | $2,305 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.7% a year, ranked 17 of 26 in D03 and 465 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
River Place Rent
- Median rent a month
- $4,000 to $9,840
- Gross yield
- 3.0% to 3.4%
- Rental contracts
- 190
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,000 | $3,930 to $4,250 | 3.2% | 86 |
| 2-bedroom | $5,100 | $4,980 to $5,500 | 3.0% | 47 |
| 3-bedroom | $7,200 | $7,000 to $7,900 | 3.4% | 53 |
| 4-bedroom | $9,840 | — | — | 4 |
Rental contracts at River Place
190 contracts, Sep 2025 to Aug 2026 · median $5,000 a month · $3,500 to $11,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,900 |
| Aug 2026 | 1BR | 800 to 900 sq ft | $4,000 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,000 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,000 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,050 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,500 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $5,000 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,200 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,300 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $6,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
River Place By stack
- Highest, stack 07
- $1,856 psf
- Lowest, stack 24
- $1,420 psf
- Stacks with 2+ resales
- 22
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,772 psf | 818 sq ft | Levels 1 to 10 | 7 |
| 02 | $1,808 psf | 1,179 sq ft | Levels 2 to 8 | 4 |
| 03 | $1,640 psf | 786 sq ft | Levels 1 to 9 | 5 |
| 05 | $1,638 psf | 1,405 sq ft | Levels 3 to 9 | 4 |
| 06 | $1,725 psf | 1,033 sq ft | Levels 2 to 8 | 5 |
| 07 | $1,856 psf | 2,067 sq ft | Levels 2 to 9 | 4 |
| 08 | $1,746 psf | 807 sq ft | Levels 4 to 9 | 4 |
| 09 | $1,688 psf | 807 sq ft | Levels 7 to 9 | 4 |
Show the other 14 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,781 psf | 1,292 sq ft | Levels 1 to 2 | 3 |
| 11 | $1,610 psf | 877 sq ft | Levels 2 to 7 | 4 |
| 12 | $1,803 psf | 743 sq ft | Levels 6 to 10 | 3 |
| 14 | $1,791 psf | 1,055 sq ft | Levels 1 to 10 | 8 |
| 15 | $1,724 psf | 850 sq ft | Levels 2 to 10 | 4 |
| 16 | $1,794 psf | 1,265 sq ft | Levels 2 to 8 | 4 |
| 18 | $1,685 psf | 1,582 sq ft | Levels 2 to 9 | 5 |
| 20 | $1,565 psf | 786 sq ft | Levels 2 to 7 | 3 |
| 21 | $1,706 psf | 1,582 sq ft | Levels 4 to 9 | 3 |
| 22 | $1,737 psf | 1,033 sq ft | Levels 4 to 7 | 3 |
| 24 | $1,420 psf | 872 sq ft | Levels 3 to 7 | 3 |
| 27 | $1,738 psf | 786 sq ft | Level 6 | 2 |
| 28 | $1,804 psf | 1,302 sq ft | Levels 4 to 7 | 3 |
| 29 | $1,712 psf | 1,432 sq ft | Levels 4 to 9 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
River Place Notes
How these numbers are worked out
- Grade B places River Place 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: $1,831 psf at River Place against $2,254 psf across District 3, 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 $1,808 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (5 here) 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 18 resale caveats at River Place ranged from $1,635 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 1999, 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 Fort Canning MRT (DT20), 390 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 River Place for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.