Resale Project Scorecard
Rivercove Residences Ec
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2020 · 628 units
Grade S, 8.41 out of 10, the 15th highest score among 180 resale condos in District 19.
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
- 89 yrs
- Resales, 12 months to Oct 2026
- 113
- To Tongkang LRT
- 370 m
Artist's impression: Hoi Hup Sunway Sengkang Pte Ltd
Rivercove Residences Ec Score
- S
- Grade
- Score out of 10
- 8.41
- Highest score among 180 resale condos in District 19
- 15th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +6.84% places this condo in the top 5% of its 2020-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%10/10
6 primary schools within 1km (nearest: Anchor Green Primary School at 0.27km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Anchor Green Primary School
- Fern Green Primary School
- Springdale Primary School
- Nan Chiau Primary School
- Sengkang Green Primary School
- Fernvale 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
628 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%4/10
370 m from Tongkang LRT (SW7), 1.2 km from Sengkang MRT (NE16 / STC) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%8/10
Rental yield of 4.46% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 89 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.93km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026.
See every stack in 3D: facing, view, sun and floor plan →Why Rivercove Residences Ec scores 8.41
Rivercove Residences Ec scores 8.41 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 52nd of 2,350 resale condos scored in Singapore and 15th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoRivercove Residences Ec | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 4/10 | 7.5/10 | −0.45 | 4% of district |
| Rental Yield10% | 8/10 | 5/10 | +0.30 | 87% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Rivercove Residences Ec and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Rivercove Residences Ec Prices
By unit type at Rivercove Residences Ec
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom958 sq ft | 958 sq ft | $1.40M to $1.99M | $1,635 psf | 94 |
| 4-bedroom1,200 sq ft | 1,200 sq ft | $1.88M to $2.26M | $1,672 psf | 18 |
Past transactions at Rivercove Residences Ec
113 resales, Nov 2025 to Oct 2026 · median $1,639 psf · $1,400,000 to $2,540,000 · all 113 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 30 Anchorvale Lane | 15 | #15-17173BR · Blk 30 | 3BR | 958 | $1,681 | $1,610,000 | Resale |
| 3 Sep 2026 | 22 Anchorvale Lane | 7 | #07-06063BR · Blk 22 | 3BR | 904 | $1,593 | $1,440,000 | Resale |
| 3 Sep 2026 | 32 Anchorvale Lane | 12 | #12-24243BR · Blk 32 | 3BR | 1,163 | $1,712 | $1,990,000 | Resale |
| 3 Sep 2026 | 40 Anchorvale Lane | 10 | #10-38383BR · Blk 40 | 3BR | 1,076 | $1,663 | $1,790,000 | Resale |
| 21 Aug 2026 | 30 Anchorvale Lane | 9 | #09-17173BR · Blk 30 | 3BR | 958 | $1,661 | $1,590,888 | Resale |
| 20 Aug 2026 | 36 Anchorvale Lane | 1 | #01-30304BR · Blk 36 | 4BR | 1,184 | $1,647 | $1,950,000 | Resale |
| 17 Aug 2026 | 38 Anchorvale Lane | 2 | #02-33333BR · Blk 38 | 3BR | 958 | $1,576 | $1,510,000 | Resale |
| 14 Aug 2026 | 20 Anchorvale Lane | 11 | #11-01013BR · Blk 20 | 3BR | 958 | $1,649 | $1,580,000 | Resale |
| 14 Aug 2026 | 26 Anchorvale Lane | 2 | #02-11114BR · Blk 26 | 4BR | 1,216 | $1,702 | $2,070,000 | Resale |
| 11 Aug 2026 | 26 Anchorvale Lane | 10 | #10-09093BR · Blk 26 | 3BR | 904 | $1,579 | $1,428,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 14 | $1,619 psf | $1,614 psf |
| Dec 2025 | 15 | $1,629 psf | $1,637 psf |
| Jan 2026 | 16 | $1,615 psf | $1,627 psf |
| Feb 2026 | 9 | $1,655 psf | $1,597 psf |
| Mar 2026 | 6 | $1,636 psf | $1,652 psf |
| Apr 2026 | 9 | $1,626 psf | $1,646 psf |
| May 2026 | 12 | $1,637 psf | $1,599 psf |
| Jun 2026 | 12 | $1,653 psf | $1,640 psf |
| Jul 2026 | 8 | $1,656 psf | $1,674 psf |
| Aug 2026 | 8 | $1,652 psf | $1,642 psf |
| Sep 2026 | 4 | $1,672 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +6.9% a year, ranked 4 of 78 in D19 and 12 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Rivercove Residences Ec Rent
- Median rent a month
- $3,950 to $4,900
- Gross yield
- 2.9% to 3.0%
- Rental contracts
- 22
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 3-bedroom | $3,950 | $3,830 to $4,080 | 3.0% | 18 |
| 4-bedroom | $4,900 | — | 2.9% | 4 |
Rental contracts at Rivercove Residences Ec
23 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,400 to $5,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $4,100 |
| Aug 2026 | 4BR | 1,100 to 1,200 sq ft | $4,700 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $3,800 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $3,900 |
| Jul 2026 | 4BR | 1,200 to 1,300 sq ft | $5,000 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $3,900 |
| Jun 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| May 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Rivercove Residences Ec By stack
- Highest, stack 34
- $1,745 psf
- Lowest, stack 23
- $1,417 psf
- Stacks with 2+ resales
- 35
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,649 psf | 958 sq ft | Levels 5 to 11 | 3 |
| 03 | $1,588 psf | 904 sq ft | Levels 4 to 16 | 4 |
| 04 | $1,649 psf | 958 sq ft | Levels 8 to 10 | 3 |
| 05 | $1,655 psf | 1,109 sq ft | Levels 7 to 16 | 3 |
| 06 | $1,593 psf | 904 sq ft | Levels 7 to 14 | 5 |
| 07 | $1,604 psf | 904 sq ft | Levels 5 to 16 | 5 |
| 08 | $1,638 psf | 1,163 sq ft | Levels 8 to 13 | 2 |
| 09 | $1,590 psf | 904 sq ft | Levels 3 to 13 | 7 |
Show the other 27 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,585 psf | 1,109 sq ft | Levels 2 to 13 | 4 |
| 11 | $1,636 psf | 1,216 sq ft | Levels 2 to 13 | 4 |
| 12 | $1,587 psf | 904 sq ft | Levels 2 to 11 | 5 |
| 13 | $1,648 psf | 1,109 sq ft | Levels 6 to 16 | 6 |
| 14 | $1,674 psf | 1,216 sq ft | Levels 6 to 10 | 2 |
| 15 | $1,647 psf | 1,184 sq ft | Levels 2 to 14 | 4 |
| 16 | $1,615 psf | 1,109 sq ft | Levels 1 to 9 | 4 |
| 17 | $1,644 psf | 958 sq ft | Levels 3 to 16 | 7 |
| 18 | $1,698 psf | 1,184 sq ft | Levels 11 to 13 | 2 |
| 19 | $1,645 psf | 1,076 sq ft | Levels 5 to 16 | 4 |
| 20 | $1,618 psf | 958 sq ft | Levels 4 to 15 | 3 |
| 21 | $1,578 psf | 1,109 sq ft | Levels 1 to 16 | 3 |
| 22 | $1,605 psf | 1,076 sq ft | Levels 2 to 16 | 4 |
| 23 | $1,417 psf | 1,281 sq ft | Levels 4 to 6 | 2 |
| 24 | $1,579 psf | 1,163 sq ft | Levels 3 to 12 | 2 |
| 25 | $1,639 psf | 958 sq ft | Levels 1 to 15 | 7 |
| 26 | $1,620 psf | 1,076 sq ft | Levels 3 to 15 | 3 |
| 28 | $1,660 psf | 958 sq ft | Levels 6 to 10 | 2 |
| 29 | $1,626 psf | 958 sq ft | Levels 1 to 9 | 4 |
| 30 | $1,655 psf | 1,184 sq ft | Levels 1 to 16 | 3 |
| 31 | $1,621 psf | 1,076 sq ft | Levels 3 to 14 | 6 |
| 32 | $1,629 psf | 958 sq ft | Levels 3 to 15 | 3 |
| 33 | $1,639 psf | 958 sq ft | Levels 2 to 7 | 2 |
| 34 | $1,745 psf | 1,281 sq ft | Levels 4 to 7 | 2 |
| 36 | $1,641 psf | 958 sq ft | Levels 6 to 10 | 2 |
| 37 | $1,652 psf | 958 sq ft | Levels 4 to 12 | 6 |
| 38 | $1,616 psf | 1,076 sq ft | Levels 2 to 10 | 3 |
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 →
Rivercove Residences Ec Floor plans
9 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
3-Bedroom5 plans · 904 to 1,163 sq ft
4-Bedroom3 plans · 1,184 to 1,281 sq ft
5-Bedroom1 plan · 1,485 sq ft
Floor plans: Hoi Hup Sunway Sengkang Pte Ltd, Rivercove Residences floor plans (whole pages; each page shows the ground-floor and typical versions). Developer's plans; areas are approximate and include PES or balcony and A/C ledge.
Rivercove Residences Ec Site plan
Every block in 3D, with the sun on each home →
Site plan: Hoi Hup Sunway Sengkang Pte Ltd, Rivercove Residences floor plans. Developer's illustration (artist's impression).
Rivercove Residences Ec Notes
How these numbers are worked out
- Grade S places Rivercove Residences Ec 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: $1,639 psf at Rivercove Residences Ec against $1,635 psf across District 19, 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 $1,603 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 (3 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 113 resale caveats at Rivercove Residences Ec ranged from $1,548 psf to $1,764 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2020, 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 rail stop is Tongkang LRT (SW7) (370 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 6 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 Rivercove Residences Ec for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.