RPS · Resale Project Scorecard
Riversails — Grade A
RPS score 7.19/10 · D19 · Hougang, Punggol, Sengkang · 920 units · scored across 7 weighted factors — methodology published.
99YR · Frasers Property · TOP 2016
Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.51% — top-quartile performance within its 2016-era cohort (87th percentile).
4 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.75km). Strong school proximity — a genuine advantage for young families.
920 units — good project size supporting active resale market and adequate facilities.
0.61km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.23% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.08km, far enough that the impact on this project is modest.
Primary schools within 1km: CHIJ OUR LADY OF THE Nativity, North Vista Primary School, North Spring Primary School, Punggol Primary School.
The verdict· Scores updated September 2026
Riversails scores 7.19 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 267th of 2,357 resale condos scored in Singapore and 54th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (9/10) and Primary School Effect (8/10); its weakest is Future Transformation (4/10). Strong project with clear strengths. Standout strengths: capital appreciation, schools. 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 Riversails
12 months to September 2026 (Oct 2025 – Sep 2026): 33 resale transactions, median $1,478 psf, median price $1.38M. Median PSF is up 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,457 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 9 | $1,462 psf | $1.34M |
| Jan–Mar 2026 | 6 | $1,459 psf | $1.36M |
| Apr–Jun 2026 | 10 | $1,523 psf | $1.37M |
| Jul–Sep 2026 | 8 | $1,516 psf | $1.52M |
| 12-month total | 33 | $1,478 psf | $1.38M |
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.
Riversails: frequently asked questions
Answers generated from the scorecard data — RPS rank 267th of 2,357, scores updated September 2026.
- Is Riversails a good buy in 2026?
- Riversails scores 7.19/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 267th of 2,357 Singapore resale condos and 54th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: capital appreciation, schools. 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 Riversails?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 33 resale transactions at Riversails, at a median of $1,478 psf and a median price of $1.38M (range $1,179 psf to $1,642 psf). The median PSF is up 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,457 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Riversails from the nearest MRT station?
- The nearest rail stop to Riversails is Kangkar LRT (SE4), about 610m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Riversails scores 4/10 on it.
- How does Riversails compare with Naung Residence?
- Naung Residence is the project scored next to Riversails on the District 19 ranking: 7.19 (Grade A) against Riversails's 7.19 (Grade A). Riversails scores higher on Project Size (8 vs 3) and Project's Historical Performance (9 vs 7); Naung Residence scores higher on MRT Proximity (4 vs 9) and Primary School Effect (8 vs 10).
- Which primary schools are within 1km of Riversails?
- 4 primary schools are within 1km of Riversails: CHIJ OUR LADY OF THE Nativity, North Vista Primary School, North Spring Primary School, Punggol Primary School. 4 primary schools within 1km (nearest: CHIJ OUR LADY OF THE NATIVITY at 0.75km). Strong school proximity — a genuine advantage for young families. Riversails scores 8/10 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 Riversails, and how big is the project?
- Riversails is 99-year leasehold, completed in 2016, has 920 units, developed by Frasers Property. 99YR tenure — about 84 years remaining — no near-term decay concern. 920 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Riversails 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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