Riversails: the condo’s towers seen across the river and its park connector

AGrade

Resale Project Scorecard

Riversails

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2016 · 920 units

Grade A, 7.19 out of 10, the 58th 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: 84 yrs
Resales, 12 months to Oct 2026: 31
To Kangkar LRT: 500 m

Artist's impression: Benefit Investments Pte Ltd (Allgreen Properties), Riversails brochure

Riversails Score

A
Grade
Score out of 10: 7.19
Highest score among 180 resale condos in District 19: 58th

Strong project with clear strengths. Standout strengths: capital appreciation, schools. Key weaknesses: MRT access, future transformation.

Project's Historical Performance25%9/10

Avg Ann. of +3.51% — top-quartile performance within its 2016-era cohort (87th percentile).

The district median is 7/10.

Primary School Effect20%8/10

4 primary schools within 1km (nearest: CHIJ Our Lady of the Nativity at 0.70km). Strong school proximity — a genuine advantage for young families.

The district median is 9/10.

CHIJ Our Lady of the Nativity
North Vista Primary School
Punggol Primary School
North Spring 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%8/10

920 units — good project size supporting active resale market and adequate facilities.

The district median is 3/10.

MRT Proximity13%4/10

500 m from Kangkar LRT (SE4), 1.1 km from Buangkok MRT (NE15) — weaker MRT access, likely requires bus or car for most trips.

The district median is 7.5/10.

Rental Yield10%5/10

Rental yield of 3.23% — above-average income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%4/10

Limited future-catalyst exposure — nearest is Defu MRT (CR7, CRL1) at 1.08km, far enough that the impact on this project is modest.

The district median is 4/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why Riversails scores 7.19

Riversails scores 7.19 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 295th of 2,350 resale condos scored in Singapore and 58th 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).

Factor	This condoRiversails	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	9/10	7/10	+0.50	79% of district
Primary School Effect20%	8/10	9/10	−0.20	28% of district
Project Size16%	8/10	3/10	+0.80	67% of district
MRT Proximity13%	4/10	7.5/10	−0.45	4% of district
Rental Yield10%	5/10	5/10	±0.00	48% of district
Tenure10%	8/10	10/10	−0.20	11% of district
Future Transformation6%	4/10	4/10	±0.00	41% 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 Riversails 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.

Riversails Prices

By unit type at Riversails

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom511 sq ft	511 sq ft	$755,000 to $793,000	$1,524 psf	4
2-bedroom947 sq ft	947 sq ft	$1.23M to $1.42M	$1,459 psf	16
3-bedroom1,109 sq ft	1,109 sq ft	$1.65M to $1.89M	$1,557 psf	10

Past transactions at Riversails

Unit

31 resales, Nov 2025 to Oct 2026 · median $1,489 psf · $755,000 to $3,108,000 · all 31 sold at a profit

								Sale
17 Sep 2026	22 Upper Serangoon Crescent	7	#07-55552BR · Blk 22	2BR	947	$1,489	$1,410,000	Resale
15 Sep 2026	20 Upper Serangoon Crescent	14	#14-51512BR · Blk 20	2BR	947	$1,499	$1,420,000	Resale
14 Sep 2026	22 Upper Serangoon Crescent	15	#15-55552BR · Blk 22	2BR	947	$1,499	$1,420,000	Resale
3 Sep 2026	10 Upper Serangoon Crescent	6	#06-28283BR · Blk 10	3BR	1,184	$1,520	$1,800,000	Resale
25 Aug 2026	6 Upper Serangoon Crescent	18	#18-15154BR · Blk 6	4BR	2,637	$1,179	$3,108,000	Resale
19 Aug 2026	2 Upper Serangoon Crescent	17	#17-02021BR · Blk 2	1BR	517	$1,535	$793,000	Resale
13 Aug 2026	14 Upper Serangoon Crescent	13	#13-38382BR · Blk 14	2BR	915	$1,508	$1,380,000	Resale
7 Aug 2026	20 Upper Serangoon Crescent	12	#12-51512BR · Blk 20	2BR	947	$1,457	$1,380,000	Resale
27 Jul 2026	8 Upper Serangoon Crescent	7	#07-17173BR · Blk 8	3BR	1,109	$1,523	$1,688,000	Resale
27 Jul 2026	14 Upper Serangoon Crescent	17	#17-37373BR · Blk 14	3BR	1,033	$1,606	$1,660,000	Resale

Median PSF by month

RiversailsD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	4	$1,422 psf	$1,614 psf
Dec 2025	—	—	$1,637 psf
Jan 2026	1	—	$1,627 psf
Feb 2026	2	$1,516 psf	$1,597 psf
Mar 2026	3	$1,457 psf	$1,652 psf
Apr 2026	3	$1,624 psf	$1,646 psf
May 2026	1	—	$1,599 psf
Jun 2026	6	$1,459 psf	$1,640 psf
Jul 2026	3	$1,523 psf	$1,674 psf
Aug 2026	4	$1,483 psf	$1,642 psf
Sep 2026	4	$1,499 psf	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +4.2% a year, ranked 32 of 78 in D19 and 191 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 →

Riversails Rent

Median rent a month: $2,700 to $5,110
Gross yield: 2.9% to 4.2%
Rental contracts: 129

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,700	$2,580 to $2,700	4.2%	24
2-bedroom	$3,400	$3,390 to $3,590	3.0%	76
3-bedroom	$4,200	$4,000 to $4,400	2.9%	25
4-bedroom	$5,110	—	—	4

Rental contracts at Riversails

129 contracts, Sep 2025 to Aug 2026 · median $3,400 a month · $2,400 to $5,500

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$2,600
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	2BR	800 to 900 sq ft	$3,400
Aug 2026	2BR	800 to 900 sq ft	$3,400
Aug 2026	2BR	800 to 900 sq ft	$3,550
Aug 2026	2BR	800 to 900 sq ft	$3,588
Aug 2026	2BR	800 to 900 sq ft	$3,700
Aug 2026	4BR	1,300 to 1,400 sq ft	$5,200
Jul 2026	1BR	500 to 600 sq ft	$2,500
Jul 2026	2BR	800 to 900 sq ft	$3,250

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Riversails By stack

Highest, stack 37: $1,587 psf
Lowest, stack 42: $1,147 psf
Stacks with 2+ resales: 52

Stack	Median PSF	Size	Sold on	Sales
01	$1,432 psf	517 sq ft	Levels 8 to 17	7
03	$1,468 psf	506 sq ft	Levels 11 to 16	4
04	$1,384 psf	506 sq ft	Levels 7 to 17	7
05	$1,458 psf	506 sq ft	Levels 5 to 14	6
06	$1,433 psf	506 sq ft	Levels 4 to 16	5
08	$1,365 psf	850 sq ft	Levels 2 to 14	6
09	$1,449 psf	850 sq ft	Levels 9 to 15	4
10	$1,346 psf	883 sq ft	Levels 2 to 14	3

Show the other 44 stacks

Stack	Median PSF	Size	Sold on	Sales
11	$1,398 psf	1,109 sq ft	Levels 4 to 10	3
13	$1,385 psf	1,109 sq ft	Levels 6 to 16	2
14	$1,425 psf	1,109 sq ft	Levels 5 to 16	3
15	$1,179 psf	2,637 sq ft	Levels 5 to 18	3
16	$1,511 psf	1,109 sq ft	Levels 8 to 14	2
17	$1,497 psf	1,109 sq ft	Levels 7 to 17	4
18	$1,453 psf	1,184 sq ft	Levels 6 to 18	3
19	$1,542 psf	1,109 sq ft	Levels 8 to 18	3
20	$1,470 psf	1,109 sq ft	Levels 10 to 18	3
21	$1,416 psf	883 sq ft	Levels 5 to 15	4
22	$1,396 psf	1,109 sq ft	Levels 8 to 17	2
24	$1,354 psf	1,109 sq ft	Levels 6 to 10	2
25	$1,256 psf	980 sq ft	Level 4	2
26	$1,457 psf	1,109 sq ft	Levels 14 to 17	2
27	$1,479 psf	1,109 sq ft	Levels 7 to 18	3
28	$1,456 psf	1,184 sq ft	Levels 4 to 13	4
30	$1,398 psf	1,109 sq ft	Levels 4 to 15	2
31	$1,438 psf	1,367 sq ft	Levels 3 to 13	4
32	$1,421 psf	1,243 sq ft	Levels 5 to 6	2
33	$1,314 psf	1,109 sq ft	Levels 7 to 18	6
35	$1,497 psf	1,109 sq ft	Levels 7 to 16	3
36	$1,412 psf	1,066 sq ft	Levels 13 to 14	2
37	$1,587 psf	1,033 sq ft	Levels 10 to 17	2
38	$1,381 psf	915 sq ft	Levels 2 to 17	4
39	$1,348 psf	883 sq ft	Levels 2 to 17	5
40	$1,471 psf	1,066 sq ft	Levels 6 to 8	2
41	$1,337 psf	1,066 sq ft	Levels 3 to 18	4
42	$1,147 psf	872 sq ft	Levels 9 to 18	3
44	$1,404 psf	883 sq ft	Levels 2 to 17	3
45	$1,400 psf	915 sq ft	Levels 12 to 15	2
46	$1,436 psf	1,033 sq ft	Levels 3 to 16	4
47	$1,511 psf	1,066 sq ft	Levels 6 to 11	3
48	$1,330 psf	947 sq ft	Levels 3 to 17	7
49	$1,156 psf	850 sq ft	Levels 2 to 16	5
50	$1,279 psf	915 sq ft	Levels 5 to 18	5
51	$1,418 psf	947 sq ft	Levels 8 to 15	6
52	$1,309 psf	947 sq ft	Levels 12 to 15	2
53	$1,366 psf	915 sq ft	Levels 2 to 15	6
54	$1,294 psf	850 sq ft	Levels 7 to 14	3
55	$1,420 psf	947 sq ft	Levels 2 to 15	5
56	$1,201 psf	883 sq ft	Levels 3 to 16	5
57	$1,294 psf	850 sq ft	Levels 4 to 18	5
58	$1,150 psf	850 sq ft	Levels 3 to 18	3
59	$1,385 psf	883 sq ft	Levels 5 to 16	2

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 →

Riversails Floor plans

28 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom2 plans · 505 to 516 sq ft

Floor plan of Riversails type A1, 1-Bedroom, 505 sq ft — Type A11-Bedroom · 505 sq ft · 56 homesFull page ↗

Floor plan of Riversails type A2, 1-Bedroom, 516 sq ft — Type A21-Bedroom · 516 sq ft · 28 homesFull page ↗

2-Bedroom9 plans · 850 to 1,431 sq ft

Floor plan of Riversails type B4, 2-Bedroom, 850 sq ft — Type B42-Bedroom · 850 sq ft · 96 homesFull page ↗

Floor plan of Riversails type B3, 2-Bedroom, 872 sq ft — Type B32-Bedroom · 872 sq ft · 16 homesFull page ↗

Floor plan of Riversails type B1, 2-Bedroom, 883 sq ft — Type B12-Bedroom · 883 sq ft · 96 homesFull page ↗

Floor plan of Riversails type B5, 2-Bedroom, 883 sq ft — Type B52-Bedroom · 883 sq ft · 28 homesFull page ↗

Floor plan of Riversails type B2, 2-Bedroom, 893 sq ft — Type B22-Bedroom · 893 sq ft · 16 homesFull page ↗

Floor plan of Riversails type B1s, 2-Bedroom + Study, 914 sq ft — Type B1s2-Bedroom + Study · 914 sq ft · 64 homesFull page ↗

Floor plan of Riversails type B2s, 2-Bedroom + Study, 947 sq ft — Type B2s2-Bedroom + Study · 947 sq ft · 64 homesFull page ↗

Floor plan of Riversails type PH12, Penthouse, 2 bedrooms, 1,431 sq ft — Type PH12Penthouse, 2 bedrooms · 1,431 sq ft · 1 homeFull page ↗

Floor plan of Riversails type PH13, Penthouse, 2 bedrooms, 1,431 sq ft — Type PH13Penthouse, 2 bedrooms · 1,431 sq ft · 1 homeFull page ↗

3-Bedroom11 plans · 1,033 to 2,604 sq ft

Floor plan of Riversails type C1, 3-Bedroom, 1,033 sq ft — Type C13-Bedroom · 1,033 sq ft · 32 homesFull page ↗

Floor plan of Riversails type C2, 3-Bedroom, 1,066 sq ft — Type C23-Bedroom · 1,066 sq ft · 48 homesFull page ↗

Floor plan of Riversails type C3, 3-Bedroom, 1,066 sq ft — Type C33-Bedroom · 1,066 sq ft · 16 homesFull page ↗

Floor plan of Riversails type C4, 3-Bedroom, 1,108 sq ft — Type C43-Bedroom · 1,108 sq ft · 232 homesFull page ↗

Floor plan of Riversails type C1s, 3-Bedroom + Study, 1,184 sq ft — Type C1s3-Bedroom + Study · 1,184 sq ft · 32 homesFull page ↗

Floor plan of Riversails type PH11, Penthouse, 3 bedrooms, 1,819 sq ft — Type PH11Penthouse, 3 bedrooms · 1,819 sq ft · 7 homesFull page ↗

Floor plan of Riversails type PH1, Penthouse, 3 bedrooms, 2,314 sq ft — Type PH1Penthouse, 3 bedrooms · 2,314 sq ft · 3 homesFull page ↗

Floor plan of Riversails type PH2, Penthouse, 3 bedrooms, 2,400 sq ft — Type PH2Penthouse, 3 bedrooms · 2,400 sq ft · 4 homesFull page ↗

Floor plan of Riversails type PH7, Penthouse, 3 bedrooms, 2,476 sq ft — Type PH7Penthouse, 3 bedrooms · 2,476 sq ft · 2 homesFull page ↗

Floor plan of Riversails type PH9, Penthouse, 3 bedrooms, 2,562 sq ft — Type PH9Penthouse, 3 bedrooms · 2,562 sq ft · 2 homesFull page ↗

Floor plan of Riversails type PH6, Penthouse, 3 bedrooms, 2,604 sq ft — Type PH6Penthouse, 3 bedrooms · 2,604 sq ft · 2 homesFull page ↗

4-Bedroom6 plans · 1,367 to 2,970 sq ft

Floor plan of Riversails type D1, 4-Bedroom, 1,367 sq ft — Type D14-Bedroom · 1,367 sq ft · 65 homesFull page ↗

Floor plan of Riversails type PH4, Penthouse, 4 bedrooms, 2,475 sq ft — Type PH4Penthouse, 4 bedrooms · 2,475 sq ft · 2 homesFull page ↗

Floor plan of Riversails type PH3, Penthouse, 4 bedrooms, 2,637 sq ft — Type PH3Penthouse, 4 bedrooms · 2,637 sq ft · 3 homesFull page ↗

Floor plan of Riversails type PH5, Penthouse, 4 bedrooms, 2,680 sq ft — Type PH5Penthouse, 4 bedrooms · 2,680 sq ft · 2 homesFull page ↗

Floor plan of Riversails type PH8, Penthouse, 4 bedrooms, 2,917 sq ft — Type PH8Penthouse, 4 bedrooms · 2,917 sq ft · 2 homesFull page ↗

Floor plan of Riversails type PH10, Penthouse, 4 bedrooms, 2,970 sq ft — Type PH10Penthouse, 4 bedrooms · 2,970 sq ft · 1 homeFull page ↗

Floor plans: Benefit Investments Pte Ltd (Allgreen Properties), Riversails brochure. Developer's plans, not drawn to scale; areas are approximate and subject to final survey.

Riversails Site plan

Every block in 3D, with the sun on each home →

Site plan: Benefit Investments Pte Ltd (Allgreen Properties), Riversails brochure. Artist’s impression, not drawn to scale.

Riversails Notes

How these numbers are worked out

Grade A places Riversails 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: $1,489 psf at Riversails 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 $1,460 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 (5 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 31 resale caveats at Riversails ranged from $1,179 psf to $1,642 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Kangkar LRT (SE4) (500 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 4 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 Riversails for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to Riversails?

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Riversails Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 84 years
Completed: 2016
Total units: 920

Riversails Nearby

MRT and LRT (5)

Kangkar (SE4)LRT500 m
Ranggung (SE5)LRT790 m
Bakau (SE3)LRT990 m
Buangkok (NE15)1.1 km
Hougang (NE14 / CR8)1.2 km

Primary schools within 1 km (4)

CHIJ Our Lady of the NativityWithin 1 km (OneMap, all 12 blocks) · 1257 Upper Serangoon Road700 m
North Vista Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 20 Compassvale Link720 m
Punggol Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 61 Hougang Avenue 8790 m
North Spring Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 1 Rivervale Street820 m

Bus stops (5)

Opp Blk 477AUpp S'goon RdBuses 62, 102, 136, 676, 68140 m
Blk 477AUpp S'goon RdBuses 62, 62A, 102, 136, 676, 68170 m
Aft Sengkang East DrBuangkok DrBuses 43e, 102, 677100 m
Bef Sengkang East DrBuangkok DrBuses 43e, 102, 677150 m
Bef Blk 471BUpp S'goon CresBuses 324190 m

Secondary schools (5)

Serangoon Secondary School11 Upper Serangoon View370 m
North Vista Secondary School11 Rivervale Link410 m
Seng Kang Secondary School10 Compassvale Lane930 m
Holy Innocents' High School1191 Upper Serangoon Road980 m
CHIJ St. Joseph's Convent62 Sengkang East Way1.4 km

Childcare (5)

My World Preschool Ltd476C Upper Serangoon View, #01-534160 m
Agape Little Uni. @ Upper Serangoon473D Upper Serangoon Crescent, #01-353, Hougang Parkedge160 m
PCF Sparkletots Preschool @ Bedok Reservoir-Punggol Blk 470C470C Upper Serangoon Crescent, #01-352170 m
E-Bridge Pre-School116A Rivervale Drive, #01-08350 m
Cambridge@KINGSFORD Waterbay50 Upper Serangoon View, #01-01, Kingsford Waterbay390 m

Straight-line distances from the nearest block of Riversails, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Riversails, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Riversails Similar condos

All 180 in District 19 →

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Riversails Questions

What does Riversails's RPS grade say — and not say — in 2026?

Riversails scores 7.19/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 295th of 2,350 Singapore resale condos and 58th 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 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Riversails score Grade A, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; Riversails scores 7.19, 0.45 points above it. It gains most from Project Size (8/10 against a median of 3, +0.80) and Project's Historical Performance (9/10 against a median of 7, +0.50). It gives up most on MRT Proximity (4/10 against a median of 7.5, −0.45), Primary School Effect (8/10 against a median of 9, −0.20) and Tenure (8/10 against a median of 10, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Riversails?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 31 resale transactions at Riversails, at a median of $1,489 psf and a median price of $1.38M (range $1,179 psf to $1,642 psf). The median PSF is up 2.0% on the previous 12 months (Nov 2024 – Oct 2025, $1,460 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Riversails cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 511 sq ft sold for $755,000 to $793,000 (4 sales), 2-bedroom units of about 947 sq ft sold for $1.23M to $1.42M (16 sales) and 3-bedroom units of about 1,109 sq ft sold for $1.65M to $1.89M (10 sales) at Riversails. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Riversails, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,700 a month (24 contracts, about 4.2% gross yield), 2-bedroom units let at a median of $3,400 a month (76 contracts, about 3.0% gross yield), 3-bedroom units let at a median of $4,200 a month (25 contracts, about 2.9% gross yield) and 4-bedroom units let at a median of $5,110 a month (4 contracts) at Riversails, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Riversails from the nearest MRT station?

The nearest rail stop to Riversails is Kangkar LRT (SE4), about 500 m 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 (9 vs 4) and Primary School Effect (10 vs 8).

Which primary schools are within 1km of Riversails?

4 primary schools are within 1km of Riversails on OneMap's School Query, measured from the development's nearest block: CHIJ Our Lady of the Nativity, North Vista Primary School, Punggol Primary School, North Spring Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. 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, was completed in 2016 and has 920 units. 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%.