RPS · Resale Project Scorecard
Riversound Residence — Grade S
RPS score 7.53/10 · D19 · Hougang, Punggol, Sengkang · 590 units · scored across 7 weighted factors — methodology published.
99YR · Oxley Holdings · TOP 2015
Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.06% — top-quartile performance within its 2015-era cohort (87th percentile).
5 primary schools within 1km (nearest: NORTH SPRING PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families.
590 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.32km from Kangkar Lrt Stn (SE4) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.33% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Punggol Digital District at 2.84km, far enough that the impact on this project is modest.
Primary schools within 1km: North Spring Primary School, North Vista Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, SENG KANG Primary School.
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The verdict· Scores updated September 2026
Riversound Residence scores 7.53 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 169th of 2,357 resale condos scored in Singapore and 43rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (4/10). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. 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 Riversound Residence
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,428 psf, median price $1.65M. Median PSF is up 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,406 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,435 psf | $1.60M |
| Jan–Mar 2026 | 3 | $1,376 psf | $1.55M |
| Apr–Jun 2026 | 4 | $1,245 psf | $2.31M |
| Jul–Sep 2026 | 3 | $1,448 psf | $1.45M |
| 12-month total | 14 | $1,428 psf | $1.65M |
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.
Riversound Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 169th of 2,357, scores updated September 2026.
- Is Riversound Residence a good buy in 2026?
- Riversound Residence scores 7.53/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 169th of 2,357 Singapore resale condos and 43rd of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. 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 Riversound Residence?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at Riversound Residence, at a median of $1,428 psf and a median price of $1.65M (range $998 psf to $1,529 psf). The median PSF is up 1.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,406 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Riversound Residence from the nearest MRT station?
- The nearest rail stop to Riversound Residence is Kangkar LRT (SE4), about 320m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Riversound Residence scores 4/10 on it.
- How does Riversound Residence compare with The Gazania?
- The Gazania is the project scored next to Riversound Residence on the District 19 ranking: 7.54 (Grade S) against Riversound Residence's 7.53 (Grade S). Riversound Residence scores higher on Project's Historical Performance (9 vs 6) and Project Size (10 vs 8); The Gazania scores higher on MRT Proximity (4 vs 9) and Tenure (8 vs 10).
- Which primary schools are within 1km of Riversound Residence?
- 5 primary schools are within 1km of Riversound Residence: North Spring Primary School, North Vista Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, SENG KANG Primary School. 5 primary schools within 1km (nearest: NORTH SPRING PRIMARY SCHOOL at 0.64km). Strong school proximity — a genuine advantage for young families. Riversound Residence 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 Riversound Residence, and how big is the project?
- Riversound Residence is 99-year leasehold, completed in 2015, has 590 units, developed by Oxley Holdings. 99YR tenure — about 84 years remaining — no near-term decay concern. 590 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Sengkang
Scored either side of Riversound Residence 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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