Resale Project Scorecard
Riveredge
D15 · East Coast, Marine Parade · 99-year leasehold · completed 2008 · 135 units
Grade C, 5.09 out of 10, the 379th highest score among 434 resale condos in District 15.
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
- 77 yrs
- Resales, 12 months to Oct 2026
- 6
- To Katong Park MRT
- 450 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Riveredge Score
- C
- Grade
- Score out of 10
- 5.09
- Highest score among 434 resale condos in District 15
- 379th
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: schools, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.53% — near-median performance within its 2008-era cohort (69th percentile).
The district median is 6.5/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 8/10.
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
135 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
450 m from Katong Park MRT (TE24) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.04% — below-average income return.
The district median is 4/10.
Tenure10%7/10
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Riveredge scores 5.09
Riveredge scores 5.09 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1930th of 2,350 resale condos scored in Singapore and 379th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (8/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (0/10).
| Factor | This condoRiveredge | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6.5/10 | +0.13 | 50% of district |
| Primary School Effect20% | 2/10 | 8/10 | −1.20 | 5% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 85% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 43% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 3% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Riveredge and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Riveredge Prices
By unit type at Riveredge
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,410 sq ft | 1,410 sq ft | $2.58M to $2.68M | $1,890 psf | 4 |
Past transactions at Riveredge
28 resales, Nov 2021 to Oct 2026 · median $1,657 psf · $1,580,000 to $5,115,000 · all 28 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 26 Aug 2026 | 21 Sampan Place | 5 | #05-04043BR | 3BR | 1,410 | $1,879 | $2,650,000 | Resale |
| 11 Jun 2026 | 21 Sampan Place | 8 | #08-07073BR | 3BR | 1,518 | $1,697 | $2,575,000 | Resale |
| 9 Mar 2026 | 21 Sampan Place | 10 | #10-04044BR | 4BR | 1,604 | $2,008 | $3,220,000 | Resale |
| 3 Mar 2026 | 21 Sampan Place | 18 | #18-01013BR | 3BR | 1,335 | $1,991 | $2,658,000 | Resale |
| 26 Feb 2026 | 21 Sampan Place | 5 | #05-02022BR | 2BR | 1,066 | $1,605 | $1,710,000 | Resale |
| 22 Jan 2026 | 21 Sampan Place | 4 | #04-04043BR | 3BR | 1,410 | $1,901 | $2,680,000 | Resale |
| 5 May 2025 | 21 Sampan Place | 4 | #04-01013BR | 3BR | 1,335 | $1,828 | $2,440,000 | Resale |
| 21 Mar 2025 | 21 Sampan Place | 6 | #06-05053BR | 3BR | 1,593 | $1,569 | $2,500,000 | Resale |
| 10 Mar 2025 | 21 Sampan Place | 12 | #12-01013BR | 3BR | 1,335 | $1,969 | $2,628,000 | Resale |
| 20 Jan 2025 | 21 Sampan Place | 9 | #09-02022BR | 2BR | 1,066 | $1,501 | $1,600,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,519 psf | $1,480 psf |
| Feb–Apr 2022 | 1 | — | $1,516 psf |
| May–Jul 2022 | 3 | $1,548 psf | $1,588 psf |
| Aug–Oct 2022 | 2 | $1,601 psf | $1,554 psf |
| Nov 2022 – Jan 2023 | 3 | $1,638 psf | $1,558 psf |
| Feb–Apr 2023 | — | — | $1,677 psf |
| May–Jul 2023 | — | — | $1,646 psf |
| Aug–Oct 2023 | 2 | $1,902 psf | $1,750 psf |
| Nov 2023 – Jan 2024 | — | — | $1,632 psf |
| Feb–Apr 2024 | 1 | — | $1,717 psf |
| May–Jul 2024 | 1 | — | $1,742 psf |
| Aug–Oct 2024 | 1 | — | $1,829 psf |
| Nov 2024 – Jan 2025 | 2 | $1,745 psf | $1,753 psf |
| Feb–Apr 2025 | 2 | $1,769 psf | $1,827 psf |
| May–Jul 2025 | 1 | — | $1,767 psf |
| Aug–Oct 2025 | — | — | $1,868 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,826 psf |
| Feb–Apr 2026 | 3 | $1,991 psf | $1,840 psf |
| May–Jul 2026 | 1 | — | $1,872 psf |
| Aug–Oct 2026 | 1 | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.4% a year, ranked 24 of 53 in D15 and 352 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Riveredge Rent
- Median rent a month
- $4,700 to $7,000
- Gross yield
- 2.9%
- Rental contracts
- 26
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,700 | $4,660 to $4,930 | — | 6 |
| 3-bedroom | $6,350 | $6,000 to $6,540 | 2.9% | 15 |
| 4-bedroom | $7,000 | $6,300 to $7,500 | — | 5 |
Rental contracts at Riveredge
26 contracts, Sep 2025 to Aug 2026 · median $6,175 a month · $3,000 to $7,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $6,000 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $6,350 |
| Jul 2026 | 3BR | 1,600 to 1,700 sq ft | $6,400 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $6,000 |
| Jun 2026 | 4BR | 1,600 to 1,700 sq ft | $6,300 |
| Jun 2026 | 4BR | 1,800 to 1,900 sq ft | $7,000 |
| May 2026 | 2BR | 1,000 to 1,100 sq ft | $4,700 |
| May 2026 | 3BR | 1,600 to 1,700 sq ft | $6,000 |
| Apr 2026 | 2BR | 1,000 to 1,100 sq ft | $3,000 |
| Apr 2026 | 3BR | 1,500 to 1,600 sq ft | $6,050 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Riveredge By stack
- Highest, stack 04
- $1,964 psf
- Lowest, stack 08
- $1,550 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,828 psf | 1,335 sq ft | Levels 4 to 18 | 5 |
| 02 | $1,553 psf | 1,066 sq ft | Levels 5 to 9 | 2 |
| 03 | $1,686 psf | 1,453 sq ft | Levels 4 to 6 | 2 |
| 04 | $1,964 psf | 1,604 sq ft | Levels 4 to 12 | 5 |
| 05 | $1,569 psf | 1,631 sq ft | Levels 1 to 17 | 4 |
| 06 | $1,649 psf | 980 sq ft | Levels 6 to 9 | 2 |
| 07 | $1,601 psf | 1,518 sq ft | Levels 5 to 8 | 3 |
| 08 | $1,550 psf | 2,309 sq ft | Levels 5 to 18 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Riveredge Notes
How these numbers are worked out
- Grade C places Riveredge 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: $1,890 psf at Riveredge against $1,852 psf across District 15, 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 $1,828 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 (1 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 6 resale caveats at Riveredge ranged from $1,605 psf to $2,008 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, 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 Katong Park MRT (TE24), 450 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Riveredge for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.