Resale Project Scorecard
Riverbay
D12 · Balestier, Toa Payoh · 999-year leasehold · completed 2014 · 147 units
Grade A, 6.99 out of 10, the 17th 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 →
- Tenure
- 999-year
- Resales, 12 months to Oct 2026
- 12
- To Potong Pasir MRT
- 770 m
Artist's impression: Riverbay brochure
Riverbay Score
- A
- Grade
- Score out of 10
- 6.99
- Highest score among 116 resale condos in District 12
- 17th
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +1.39% — near-median performance within its 2014-era cohort (56th percentile).
The district median is 5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: St Andrew's School (Junior) at 0.31km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- St Andrew's School (Junior)
- Bendemeer Primary School
- Hong Wen 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%5/10
147 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%7/10
770 m from Potong Pasir MRT (NE10) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%7/10
Rental yield of 3.92% — strong income return.
The district median is 4/10.
Tenure10%10/10
999-year tenure — effectively freehold from a valuation standpoint.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.20km, 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 Riverbay scores 6.99
Riverbay scores 6.99 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 409th of 2,350 resale condos scored in Singapore and 17th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoRiverbay | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 5/10 | +0.25 | 51% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 67% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 72% of district |
| MRT Proximity13% | 7/10 | 7/10 | ±0.00 | 23% of district |
| Rental Yield10% | 7/10 | 4/10 | +0.30 | 81% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 1/10 | 3/10 | −0.12 | 3% 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 Riverbay 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.
Riverbay Prices
By unit type at Riverbay
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom388 sq ft | 388 sq ft | $640,000 to $830,000 | $1,652 psf | 5 |
| 2-bedroom657 sq ft | 657 sq ft | $998,000 to $1.05M | $1,564 psf | 3 |
| 3-bedroom947 sq ft | 947 sq ft | $1.51M to $1.60M | $1,626 psf | 4 |
Past transactions at Riverbay
12 resales, Nov 2025 to Oct 2026 · median $1,611 psf · $640,000 to $1,600,000 · 11 of the 11 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 31 Aug 2026 | 23 Mar Thoma Road | 15 | #15-08081BR | 1BR | 517 | $1,606 | $830,000 | Resale |
| 6 Jul 2026 | 23 Mar Thoma Road | 21 | #21-09092BR | 2BR | 657 | $1,599 | $1,050,000 | Resale |
| 12 Jun 2026 | 23 Mar Thoma Road | 10 | #10-05053BR | 3BR | 947 | $1,615 | $1,530,000 | Resale |
| 2 Jun 2026 | 23 Mar Thoma Road | 19 | #19-08081BR | 1BR | 517 | $1,510 | $780,000 | Resale |
| 29 May 2026 | 23 Mar Thoma Road | 21 | #21-03031BR | 1BR | 388 | $1,703 | $660,000 | Resale |
| 27 Apr 2026 | 23 Mar Thoma Road | 20 | #20-04041BR | 1BR | 388 | $1,652 | $640,000 | Resale |
| 21 Apr 2026 | 23 Mar Thoma Road | 12 | #12-05053BR | 3BR | 947 | $1,605 | $1,520,000 | Resale |
| 6 Mar 2026 | 23 Mar Thoma Road | 24 | #24-02022BR | 2BR | 646 | $1,564 | $1,010,000 | Resale |
| 6 Mar 2026 | 23 Mar Thoma Road | 16 | #16-03031BR | 1BR | 388 | $1,677 | $650,000 | Resale |
| 23 Feb 2026 | 23 Mar Thoma Road | 10 | #10-01013BR | 3BR | 926 | $1,637 | $1,515,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D12 |
|---|---|---|---|
| Nov 2025 | — | — | $1,748 psf |
| Dec 2025 | — | — | $1,942 psf |
| Jan 2026 | 1 | — | $1,733 psf |
| Feb 2026 | 2 | $1,654 psf | $1,819 psf |
| Mar 2026 | 2 | $1,621 psf | $1,661 psf |
| Apr 2026 | 2 | $1,629 psf | $1,754 psf |
| May 2026 | 1 | — | $1,765 psf |
| Jun 2026 | 2 | $1,563 psf | $1,894 psf |
| Jul 2026 | 1 | — | $1,731 psf |
| Aug 2026 | 1 | — | $1,731 psf |
| Sep 2026 | — | — | $1,687 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +1.6% a year, ranked 21 of 29 in D12 and 587 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 →
Riverbay Rent
- Median rent a month
- $2,500 to $3,650
- Gross yield
- 4.3% to 4.5%
- Rental contracts
- 36
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,500 | $2,400 to $2,720 | 4.5% | 25 |
| 2-bedroom | $3,650 | $3,350 to $3,750 | 4.3% | 11 |
Rental contracts at Riverbay
38 contracts, Sep 2025 to Aug 2026 · median $2,735 a month · $2,250 to $4,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,500 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,500 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,700 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,650 |
| Jun 2026 | 1BR | 300 to 400 sq ft | $3,000 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $4,200 |
| May 2026 | 1BR | 300 to 400 sq ft | $2,300 |
| May 2026 | 1BR | 300 to 400 sq ft | $2,500 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Riverbay By stack
- Highest, stack 04
- $1,631 psf
- Lowest, stack 06
- $1,489 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,564 psf | 926 sq ft | Levels 10 to 24 | 4 |
| 02 | $1,548 psf | 517 sq ft | Levels 11 to 24 | 6 |
| 03 | $1,626 psf | 388 sq ft | Levels 9 to 22 | 6 |
| 04 | $1,631 psf | 388 sq ft | Levels 11 to 22 | 5 |
| 05 | $1,592 psf | 947 sq ft | Levels 10 to 25 | 11 |
| 06 | $1,489 psf | 786 sq ft | Levels 10 to 24 | 5 |
| 07 | $1,540 psf | 754 sq ft | Levels 16 to 20 | 2 |
| 08 | $1,548 psf | 517 sq ft | Levels 11 to 23 | 9 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,522 psf | 657 sq ft | Levels 9 to 23 | 8 |
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 →
Riverbay Floor plans
12 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom3 plans · 387 to 516 sq ft
2-Bedroom4 plans · 645 to 785 sq ft
3-Bedroom5 plans · 925 to 2,185 sq ft
Floor plans: Riverbay brochure (each type with its unit numbers and area; the 'a' and 'b' variants as the partial plans printed beside their type; penthouses show lower and upper floor). Developer's plans, not drawn to scale. Areas as printed in the brochure.
Riverbay Site plan
Every block in 3D, with the sun on each home →
Site plan: Riverbay brochure (the tower with every stack numbered, the pool deck and the entrance on Mar Thoma Road). Developer's illustration, not drawn to scale.
Riverbay Notes
How these numbers are worked out
- Grade A places Riverbay 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: $1,611 psf at Riverbay 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 $1,581 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 12 resale caveats at Riverbay ranged from $1,510 psf to $1,703 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Potong Pasir MRT (NE10), 770 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 Riverbay for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.