RPS · Resale Project Scorecard
Rivercove Residences Ec — Grade S
RPS score 8.41/10 · D19 · Hougang, Punggol, Sengkang · 628 units · scored across 7 weighted factors — methodology published.
99YR · Hoi Hup Realty · TOP 2020
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
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.
5 primary schools within 1km (nearest: ANCHOR GREEN PRIMARY SCHOOL at 0.40km). Exceptional school catchment — strong appeal for families with young children.
628 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.36km from Tongkang Lrt Stn (SW7) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.46% — strong income return.
99YR tenure — about 89 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.93km, far enough that the impact on this project is modest.
Primary schools within 1km: Anchor Green Primary School, FERN Green Primary School, Springdale Primary School, NAN Chiau Primary School, Sengkang Green Primary School.
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The verdict· Scores updated September 2026
Rivercove Residences Ec scores 8.41 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 41st of 2,357 resale condos scored in Singapore and 13th 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). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Rivercove Residences Ec
12 months to September 2026 (Oct 2025 – Sep 2026): 124 resale transactions, median $1,635 psf, median price $1.62M. Median PSF is up 20.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,357 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 43 | $1,620 psf | $1.60M |
| Jan–Mar 2026 | 31 | $1,634 psf | $1.59M |
| Apr–Jun 2026 | 33 | $1,639 psf | $1.70M |
| Jul–Sep 2026 | 17 | $1,655 psf | $1.73M |
| 12-month total | 124 | $1,635 psf | $1.62M |
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.
Rivercove Residences Ec: frequently asked questions
Answers generated from the scorecard data — RPS rank 41st of 2,357, scores updated September 2026.
- Is Rivercove Residences Ec a good buy in 2026?
- Rivercove Residences Ec scores 8.41/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 41st of 2,357 Singapore resale condos and 13th of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation. 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 Rivercove Residences Ec?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 124 resale transactions at Rivercove Residences Ec, at a median of $1,635 psf and a median price of $1.62M (range $1,445 psf to $1,764 psf). The median PSF is up 20.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,357 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Rivercove Residences Ec from the nearest MRT station?
- The nearest rail stop to Rivercove Residences Ec is Tongkang LRT (SW7), about 360m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Rivercove Residences Ec scores 4/10 on it.
- How does Rivercove Residences Ec compare with Hundred Palms Residences?
- Hundred Palms Residences is the project scored next to Rivercove Residences Ec on the District 19 ranking: 8.44 (Grade S) against Rivercove Residences Ec's 8.41 (Grade S). Rivercove Residences Ec scores higher on MRT Proximity (4 vs 2); Hundred Palms Residences scores higher on Rental Yield (8 vs 10) and Future Transformation (3 vs 5).
- Which primary schools are within 1km of Rivercove Residences Ec?
- 5 primary schools are within 1km of Rivercove Residences Ec: Anchor Green Primary School, FERN Green Primary School, Springdale Primary School, NAN Chiau Primary School, Sengkang Green Primary School. 5 primary schools within 1km (nearest: ANCHOR GREEN PRIMARY SCHOOL at 0.40km). Exceptional school catchment — strong appeal for families with young children. Rivercove Residences Ec scores 10/10 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 Rivercove Residences Ec, and how big is the project?
- Rivercove Residences Ec is 99-year leasehold, completed in 2020, has 628 units, developed by Hoi Hup Realty. 99YR tenure — about 89 years remaining — no near-term decay concern. 628 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 Rivercove Residences Ec 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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