CGrade

Resale Project Scorecard

Rivershire

D09 · Orchard, River Valley · freehold · completed 1991 · 74 units

Grade C, 5.38 out of 10, the 154th 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: 2
To Great World MRT: 50 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Rivershire Score

C
Grade
Score out of 10: 5.38
Highest score among 205 resale condos in District 9: 154th

Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, rental yield.

Project's Historical Performance25%4/10

Avg Ann. of +2.73% — below-median performance vs same-vintage peers (39th percentile of 1991-era cohort).

The district median is 4/10.

Primary School Effect20%7/10

1 primary school within 1km (River Valley Primary School, 0.32km 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%3/10

74 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%10/10

50 m from Great World MRT (TE15) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 9/10.

Rental Yield10%0/10

Rental yield of 1.95% — weak 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 Newton–Orchard mixed-use precinct at 1.89km, far enough that the impact on this project is modest.

The district median is 4/10.

Scores updated October 2026. On the map →

Why Rivershire scores 5.38

Rivershire scores 5.38 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1734th of 2,350 resale condos scored in Singapore and 154th of 205 in District 9 (Orchard, River Valley). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (0/10).

Factor	This condoRivershire	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	4/10	±0.00	46% of district
Primary School Effect20%	7/10	7/10	±0.00	8% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	10/10	9/10	+0.13	77% of district
Rental Yield10%	0/10	3/10	−0.30	0% 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 Rivershire 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.

Rivershire Prices

By unit type at Rivershire

Unit type	Size	Sold for	Median PSF	Sales
4-bedroom1,227 sq ft	1,227 sq ft	$2.90M	$2,367 psf	2

Past transactions at Rivershire

Unit

5 resales, Nov 2021 to Oct 2026 · median $2,306 psf · $2,830,000 to $4,320,000 · 4 of the 4 with a purchase on record sold at a profit

								Sale
6 Apr 2026	31 Leonie Hill	7	#07-02024BR	4BR	1,227	$2,306	$2,830,000	Resale
27 Nov 2025	31 Leonie Hill	15	#15-02024BR	4BR	1,227	$2,428	$2,980,000	Resale
15 May 2025	31 Leonie Hill	13	#13-01013BR	3BR	2,088	$2,069	$4,320,000	Resale
28 Oct 2024	31 Leonie Hill	14	#14-04043BR	3BR	1,690	$2,034	$3,438,000	Resale
29 Aug 2023	31 Leonie Hill	11	#11-02024BR	4BR	1,227	$2,363	$2,900,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Rivershire Rent

Median rent a month: $6,650
Rental contracts: 12

Unit type	Median rent	Most rents	LetsContracts
3-bedroom	$6,650	$5,400 to $7,000	12

Rental contracts at Rivershire

14 contracts, Sep 2025 to Aug 2026 · median $6,800 a month · $5,000 to $8,200

Month	Type	Size	Rent a month
Jul 2026	3BR	1,600 to 1,700 sq ft	$6,800
Jul 2026	3BR	1,600 to 1,700 sq ft	$7,000
Jun 2026	3BR	1,600 to 1,700 sq ft	$6,500
Jun 2026	3BR	1,600 to 1,700 sq ft	$7,000
Jun 2026	3BR	1,600 to 1,700 sq ft	$7,600
Mar 2026	3BR	1,600 to 1,700 sq ft	$6,200
Feb 2026	3BR	1,600 to 1,700 sq ft	$6,800
Jan 2026	3BR	1,600 to 1,700 sq ft	$7,500
Jan 2026	4BR	2,000 to 2,100 sq ft	$8,000
Dec 2025	3BR	1,200 to 1,300 sq ft	$5,000

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

Rivershire Notes

How these numbers are worked out

Grade C places Rivershire 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: $2,367 psf at Rivershire 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). 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.
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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
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 2 resale caveats at Rivershire ranged from $2,306 psf to $2,428 psf: that spread is unit-level variation the score cannot see.
Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 1991, 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 Great World MRT (TE15), 50 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 Rivershire for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Rivershire Key facts

District: D9, Orchard, River Valley
Tenure: Freehold
Completed: 1991
Total units: 74
Developer: Hong Leong Holdings Limited

Rivershire Nearby

MRT and LRT (5)

Great World (TE15)50 m
Orchard (NS22 / TE14)630 m
Somerset (NS23)700 m
Havelock (TE16)740 m
Orchard Boulevard (TE13)1.2 km

Primary schools within 1 km (1)

River Valley Primary SchoolWithin 1 km (OneMap, its block) · 2 River Valley Green320 m

Bus stops (5)

Great World Stn Exit 5River Valley RdBuses 32, 54, 139, 19540 m
Great World Stn Exit 4River Valley RdBuses 32, 54, 139, 195, 195A110 m
Great World Stn Exit 3Kim Seng RdBuses 5, 16, 16M, 75, 175, 195, 195A, 970280 m
Bef Zion Full Gospel ChIrwell Bank RdBuses 5, 14, 16, 16M, 54, 65, 75, 175310 m
Aft Zion Full Gospel ChHoot Kiam RdBuses 5, 14, 16, 16M, 54, 65, 75, 175350 m

Secondary schools (5)

Gan Eng Seng School1 Henderson Road1.3 km
Crescent Girls' School357 Tanglin Road1.8 km
School of the Arts, Singapore1 Zubir Said Drive 05 011.8 km
Queenstown Secondary School1 Strathmore Road2.2 km
Bukit Merah Secondary School10 Lengkok Bahru2.5 km

Childcare (5)

Safari House Preschool River Valley370 River Valley Road270 m
Little Village On the Grange41 Grange Road340 m
Pat's Schoolhouse1 Kim Seng Promenade, Great World City, #02-132350 m
Kay Poh Road Baptist Kindergarten7 Kay Poh Road440 m
Sam's Early Learning Centre17 Jalan Mutiara570 m

Straight-line distances from the nearest block of Rivershire, 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 Rivershire, 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.

Rivershire Similar condos

All 205 in District 9 →

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Rivershire Questions

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

Rivershire scores 5.38/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1734th of 2,350 Singapore resale condos and 154th of 205 in District 9 (Orchard, River Valley). Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, rental yield. 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 Rivershire score Grade C, and what would move it?

A District 9 (Orchard, River Valley) project sitting at the district median on all seven factors would score 5.59; Rivershire scores 5.38, 0.21 points below it. It gains most from MRT Proximity (10/10 against a median of 9, +0.13). It gives up most on Rental Yield (0/10 against a median of 3, −0.30). 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 Rivershire?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 2 resale transactions at Rivershire, at a median of $2,367 psf and a median price of $2.90M (range $2,306 psf to $2,428 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 Rivershire cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 4-bedroom units of about 1,227 sq ft sold at a median of $2.90M (2 sales) at Rivershire. 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 Rivershire, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 3-bedroom units let at a median of $6,650 a month (12 contracts) at Rivershire, from URA rental contracts.

How far is Rivershire from the nearest MRT station?

Rivershire is about 50 m from Great World MRT (TE15), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Rivershire compare with Devonshire Residences?

Devonshire Residences is the project scored next to Rivershire on the District 9 ranking: 5.39 (Grade C) against Rivershire's 5.38 (Grade C). Rivershire scores higher on Project's Historical Performance (4 vs 2); Devonshire Residences scores higher on Rental Yield (5 vs 0) and Future Transformation (4 vs 3).

Which primary schools are within 1km of Rivershire?

One primary school is within 1km of Rivershire on OneMap's School Query, measured from the development's nearest block: River Valley 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. Rivershire scores 7/10 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 Rivershire, and how big is the project?

Rivershire is freehold, was completed in 1991, has 74 units and was developed by Hong Leong Holdings Limited. Freehold tenure — no lease decay concerns, preserves long-term value. 74 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.