Resale Project Scorecard
Rivergate
D09 · Orchard, River Valley · freehold · completed 2009 · 545 units
Grade A, 7.38 out of 10, the 3rd highest score among 205 resale condos in District 9.
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
- Freehold
- Resales, 12 months to Oct 2026
- 11
- To Havelock MRT
- 270 m
Photo: Erwin Soo, CC BY 2.0 (Wikimedia Commons)
Rivergate Score
- A
- Grade
- Score out of 10
- 7.38
- Highest score among 205 resale condos in District 9
- 3rd
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.02% — near-median performance within its 2009-era cohort (62nd percentile).
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (River Valley Primary School, 0.13km 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
545 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%9/10
270 m from Havelock MRT (TE16) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.70% — below-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.95km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Rivergate scores 7.38
Rivergate scores 7.38 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 229th of 2,350 resale condos scored in Singapore and 3rd of 205 in District 9 (Orchard, River Valley). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoRivergate | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 4/10 | +0.75 | 89% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 99% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 31% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 33% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Rivergate and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Rivergate Prices
By unit type at Rivergate
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,507 sq ft | 1,507 sq ft | $4.25M to $5.35M | $3,087 psf | 7 |
| 4-bedroom1,938 sq ft | 1,938 sq ft | $5.95M to $6.36M | $3,233 psf | 3 |
Past transactions at Rivergate
11 resales, Nov 2025 to Oct 2026 · median $3,087 psf · $3,100,000 to $6,360,000 · 10 of the 10 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Sep 2026 | 97 Robertson Quay | 6 | #06-09093BR · Blk 97 | 3BR | 1,712 | $2,951 | $5,050,000 | Resale |
| 7 Aug 2026 | 97 Robertson Quay | 35 | #35-10104BR · Blk 97 | 4BR | 1,938 | $3,283 | $6,360,000 | Resale |
| 4 Aug 2026 | 99 Robertson Quay | 27 | #27-15153BR · Blk 99 | 3BR | 1,507 | $3,099 | $4,670,000 | Resale |
| 30 Jun 2026 | 93 Robertson Quay | 30 | #30-01014BR · Blk 93 | 4BR | 1,841 | $3,233 | $5,950,000 | Resale |
| 10 Jun 2026 | 97 Robertson Quay | 27 | #27-06064BR · Blk 97 | 4BR | 2,077 | $3,027 | $6,288,000 | Resale |
| 18 May 2026 | 93 Robertson Quay | 34 | #34-05053BR · Blk 93 | 3BR | 1,550 | $3,194 | $4,950,000 | Resale |
| 12 May 2026 | 93 Robertson Quay | 6 | #06-04043BR · Blk 93 | 3BR | 1,507 | $2,820 | $4,250,000 | Resale |
| 1 Apr 2026 | 93 Robertson Quay | 33 | #33-04043BR · Blk 93 | 3BR | 1,507 | $3,160 | $4,762,000 | Resale |
| 29 Jan 2026 | 99 Robertson Quay | 29 | #29-15153BR · Blk 99 | 3BR | 1,507 | $3,071 | $4,628,000 | Resale |
| 13 Jan 2026 | 99 Robertson Quay | 29 | #29-13132BR · Blk 99 | 2BR | 1,033 | $3,000 | $3,100,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2025 | 1 | — | $2,258 psf |
| Dec 2025 | — | — | $2,346 psf |
| Jan 2026 | 2 | $3,036 psf | $2,370 psf |
| Feb 2026 | — | — | $2,457 psf |
| Mar 2026 | — | — | $2,478 psf |
| Apr 2026 | 1 | — | $2,370 psf |
| May 2026 | 2 | $3,007 psf | $2,346 psf |
| Jun 2026 | 2 | $3,130 psf | $2,400 psf |
| Jul 2026 | — | — | $2,403 psf |
| Aug 2026 | 2 | $3,191 psf | $2,311 psf |
| Sep 2026 | 1 | — | $2,177 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.6% a year, ranked 4 of 48 in D09 and 301 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Rivergate Rent
- Median rent a month
- $7,100 to $12,600
- Gross yield
- 2.4% to 2.5%
- Rental contracts
- 226
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $7,100 | $7,000 to $7,500 | — | 61 |
| 3-bedroom | $10,000 | $9,500 to $10,750 | 2.5% | 107 |
| 4-bedroom | $12,600 | $12,000 to $13,000 | 2.4% | 58 |
Rental contracts at Rivergate
226 contracts, Sep 2025 to Aug 2026 · median $9,900 a month · $6,300 to $15,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $7,000 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $8,900 |
| Aug 2026 | 3BR | 1,600 to 1,700 sq ft | $9,300 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $9,500 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $9,500 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $9,800 |
| Aug 2026 | 3BR | 1,700 to 1,800 sq ft | $9,800 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $9,800 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $10,500 |
| Aug 2026 | 3BR | 1,500 to 1,600 sq ft | $11,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Rivergate By stack
- Highest, stack 15
- $3,071 psf
- Lowest, stack 05
- $2,723 psf
- Stacks with 2+ resales
- 15
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,809 psf | 1,798 sq ft | Levels 9 to 35 | 5 |
| 02 | $2,844 psf | 1,749 sq ft | Levels 7 to 25 | 4 |
| 03 | $2,748 psf | 1,604 sq ft | Levels 8 to 16 | 5 |
| 04 | $2,990 psf | 1,507 sq ft | Levels 6 to 33 | 2 |
| 05 | $2,723 psf | 1,550 sq ft | Levels 6 to 39 | 5 |
| 06 | $2,962 psf | 2,077 sq ft | Levels 10 to 37 | 8 |
| 07 | $2,895 psf | 1,755 sq ft | Levels 13 to 18 | 2 |
| 08 | $2,920 psf | 2,077 sq ft | Levels 15 to 27 | 2 |
Show the other 7 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $2,846 psf | 1,895 sq ft | Levels 8 to 35 | 6 |
| 11 | $2,800 psf | 1,539 sq ft | Levels 28 to 38 | 3 |
| 12 | $2,767 psf | 1,518 sq ft | Levels 11 to 19 | 2 |
| 13 | $3,000 psf | 1,033 sq ft | Levels 27 to 34 | 3 |
| 14 | $2,851 psf | 1,023 sq ft | Levels 6 to 28 | 4 |
| 15 | $3,071 psf | 1,507 sq ft | Levels 27 to 32 | 3 |
| 16 | $2,831 psf | 1,044 sq ft | Levels 11 to 29 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Rivergate Notes
How these numbers are worked out
- Grade A places Rivergate 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: $3,087 psf at Rivergate against $2,356 psf across District 9, 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 $2,955 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 11 resale caveats at Rivergate ranged from $2,820 psf to $3,283 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2009, 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 Havelock MRT (TE16), 270 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 Rivergate for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.