BGrade

Resale Project Scorecard

Rivervale Crest

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2002 · 490 units

Grade B, 6.49 out of 10, the 97th 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: 70 yrs
Resales, 12 months to Oct 2026: 19
To Rumbia LRT: 200 m

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

Rivervale Crest Score

B
Grade
Score out of 10: 6.49
Highest score among 180 resale condos in District 19: 97th

Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: capital appreciation.

Project's Historical Performance25%4/10

Avg Ann. of +3.16% — below-median performance vs same-vintage peers (33rd percentile of 2002-era cohort).

The district median is 7/10.

Primary School Effect20%8/10

7 primary schools within 1km (nearest: Rivervale Primary School at 0.12km). Strong school proximity — a genuine advantage for young families.

The district median is 9/10.

Rivervale Primary School
North Spring Primary School
Seng Kang Primary School
Mee Toh School
Compassvale Primary School
Edgefield Primary School
Greendale 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

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

The district median is 3/10.

MRT Proximity13%6/10

200 m from Rumbia LRT (SE2), 940 m from Sengkang MRT (NE16 / STC) — moderate MRT proximity; walkable but not doorstep.

The district median is 7.5/10.

Rental Yield10%7/10

Rental yield of 3.71% — strong income return.

The district median is 5/10.

Tenure10%7/10

99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.

The district median is 10/10.

Future Transformation6%7/10

Strong future-catalyst exposure — closest driver: Punggol Digital District at 1.71km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

The district median is 4/10.

Scores updated October 2026. On the map →

Why Rivervale Crest scores 6.49

Rivervale Crest scores 6.49 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 736th of 2,350 resale condos scored in Singapore and 97th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (8/10) and Project Size (8/10); its weakest is Project's Historical Performance (4/10).

Factor	This condoRivervale Crest	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	7/10	−0.75	8% 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%	6/10	7.5/10	−0.19	16% of district
Rental Yield10%	7/10	5/10	+0.20	79% of district
Tenure10%	7/10	10/10	−0.30	4% of district
Future Transformation6%	7/10	4/10	+0.18	92% 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 Rivervale Crest 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.

Rivervale Crest Prices

By unit type at Rivervale Crest

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom937 sq ft	937 sq ft	$993,444	$1,061 psf	2
2-bedroom1,066 sq ft	1,066 sq ft	$1.11M	$1,045 psf	2
3-bedroom1,206 sq ft	1,206 sq ft	$1.10M to $1.75M	$1,049 psf	15

Past transactions at Rivervale Crest

Unit

19 resales, Nov 2025 to Oct 2026 · median $1,056 psf · $988,888 to $1,750,000 · all 19 sold at a profit

								Sale
10 Sep 2026	7 Rivervale Crescent	16	#16-17173BR · Blk 7	3BR	1,668	$1,049	$1,750,000	Resale
11 Jun 2026	5 Rivervale Crescent	6	#06-04043BR · Blk 5	3BR	1,216	$1,069	$1,300,000	Resale
10 Jun 2026	7 Rivervale Crescent	5	#05-13133BR · Blk 7	3BR	1,206	$1,091	$1,315,000	Resale
26 May 2026	7 Rivervale Crescent	4	#04-19193BR · Blk 7	3BR	1,206	$1,120	$1,350,000	Resale
11 May 2026	5 Rivervale Crescent	8	#08-06063BR · Blk 5	3BR	1,141	$1,122	$1,280,000	Resale
6 May 2026	7 Rivervale Crescent	11	#11-15153BR · Blk 7	3BR	1,464	$1,086	$1,590,000	Resale
29 Apr 2026	7 Rivervale Crescent	3	#03-19193BR · Blk 7	3BR	1,184	$1,005	$1,190,000	Resale
6 Apr 2026	5 Rivervale Crescent	6	#06-05053BR · Blk 5	3BR	1,195	$1,046	$1,250,000	Resale
23 Mar 2026	7 Rivervale Crescent	4	#04-17173BR · Blk 7	3BR	1,389	$1,028	$1,428,000	Resale
9 Mar 2026	7 Rivervale Crescent	1	#01-14142BR · Blk 7	2BR	1,184	$1,013	$1,200,000	Resale

Median PSF by month

Rivervale CrestD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	1	—	$1,614 psf
Dec 2025	3	$1,077 psf	$1,637 psf
Jan 2026	2	$1,041 psf	$1,627 psf
Feb 2026	2	$1,051 psf	$1,597 psf
Mar 2026	3	$1,013 psf	$1,652 psf
Apr 2026	2	$1,026 psf	$1,646 psf
May 2026	3	$1,120 psf	$1,599 psf
Jun 2026	2	$1,080 psf	$1,640 psf
Jul 2026	—	—	$1,674 psf
Aug 2026	—	—	$1,642 psf
Sep 2026	1	—	$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 +3.6% a year, ranked 46 of 78 in D19 and 302 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 →

Rivervale Crest Rent

Median rent a month: $3,200 to $4,000
Gross yield: 3.5% to 4.0%
Rental contracts: 44

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,350	$3,300 to $3,350	4.0%	9
2-bedroom	$3,200	$3,150 to $3,300	3.5%	5
3-bedroom	$4,000	$3,830 to $4,000	3.8%	30

Rental contracts at Rivervale Crest

45 contracts, Sep 2025 to Aug 2026 · median $3,900 a month · $3,000 to $5,000

Month	Type	Size	Rent a month
Aug 2026	2BR	900 to 1,000 sq ft	$3,200
Aug 2026	3BR	1,100 to 1,200 sq ft	$3,800
Aug 2026	3BR	1,200 to 1,300 sq ft	$4,000
Aug 2026	3BR	1,100 to 1,200 sq ft	$4,500
Jul 2026	2BR	900 to 1,000 sq ft	$3,300
Jul 2026	3BR	1,100 to 1,200 sq ft	$3,800
Jul 2026	3BR	1,100 to 1,200 sq ft	$4,000
Jul 2026	3BR	1,100 to 1,200 sq ft	$4,000
Jul 2026	3BR	1,100 to 1,200 sq ft	$4,050
Jun 2026	3BR	1,200 to 1,300 sq ft	$3,750

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

Rivervale Crest By stack

Highest, stack 15: $1,082 psf
Lowest, stack 11: $870 psf
Stacks with 2+ resales: 28

Stack	Median PSF	Size	Sold on	Sales
01	$913 psf	1,324 sq ft	Levels 7 to 16	2
02	$1,007 psf	1,200 sq ft	Levels 10 to 12	2
03	$1,039 psf	1,216 sq ft	Levels 6 to 8	2
04	$996 psf	1,216 sq ft	Levels 6 to 15	3
06	$1,033 psf	1,141 sq ft	Levels 1 to 14	3
08	$898 psf	1,206 sq ft	Levels 6 to 16	3
09	$1,029 psf	1,195 sq ft	Levels 7 to 14	3
10	$1,037 psf	1,206 sq ft	Levels 4 to 9	3

Show the other 20 stacks

Stack	Median PSF	Size	Sold on	Sales
11	$870 psf	963 sq ft	Levels 2 to 16	4
12	$883 psf	990 sq ft	Levels 1 to 5	3
14	$1,025 psf	1,206 sq ft	Levels 1 to 9	4
15	$1,082 psf	1,485 sq ft	Levels 4 to 14	4
16	$948 psf	1,539 sq ft	Levels 3 to 16	2
17	$1,028 psf	1,389 sq ft	Levels 4 to 16	5
18	$975 psf	1,539 sq ft	Levels 6 to 10	2
19	$1,063 psf	1,195 sq ft	Levels 3 to 4	2
20	$925 psf	1,335 sq ft	Levels 8 to 16	2
21	$992 psf	1,055 sq ft	Levels 1 to 15	2
22	$1,073 psf	1,189 sq ft	Levels 4 to 15	2
24	$886 psf	1,189 sq ft	Levels 7 to 14	2
25	$1,023 psf	937 sq ft	Levels 6 to 12	3
26	$937 psf	1,050 sq ft	Levels 11 to 16	2
27	$1,008 psf	1,141 sq ft	Levels 5 to 9	3
28	$946 psf	1,195 sq ft	Levels 4 to 9	4
29	$918 psf	1,356 sq ft	Levels 1 to 8	2
30	$1,011 psf	1,216 sq ft	Levels 3 to 13	3
31	$951 psf	947 sq ft	Levels 2 to 16	4
32	$1,006 psf	1,206 sq ft	Levels 2 to 6	3

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Rivervale Crest Notes

How these numbers are worked out

Grade B places Rivervale Crest 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: $1,056 psf at Rivervale Crest 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 $1,043 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.
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 (4 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 19 resale caveats at Rivervale Crest ranged from $873 psf to $1,122 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2002, 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 Rumbia LRT (SE2) (200 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 7 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 Rivervale Crest 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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Rivervale Crest Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 70 years
Completed: 2002
Total units: 490
Developer: NCH (Sengkang) Pte Ltd

Rivervale Crest Nearby

MRT and LRT (5)

Rumbia (SE2)LRT200 m
Bakau (SE3)LRT330 m
Compassvale (SE1)LRT500 m
Meridian (PE2)LRT760 m
Kangkar (SE4)LRT790 m

Primary schools within 1 km (7)

Rivervale Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 80 Rivervale Drive120 m
North Spring Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 1 Rivervale Street290 m
Seng Kang Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 21 Compassvale Walk460 m
Mee Toh SchoolWithin 1 km (OneMap, all 3 blocks) · 21 Edgedale Plains530 m
Compassvale Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 21 Compassvale St680 m
Edgefield Primary SchoolWithin 1 km (OneMap, 2 of 3 blocks) · 41 Edgefield Plains950 m
Greendale Primary SchoolWithin 1 km (OneMap, 2 of 3 blocks) · 50 Edgedale Plains980 m

Bus stops (5)

Blk 128Sengkang East WayBuses 50, 50A, 119, 136, 458110 m
Opp Rivervale Pr SchRivervale DrBuses 86, 371, 654160 m
Rivervale Pr SchRivervale DrBuses 86, 371, 654170 m
CHIJ St. Joseph's ConventSengkang East WayBuses 50, 119, 136, 458190 m
Blk 142ASengkang East WayBuses 50, 119, 136, 458190 m

Secondary schools (5)

CHIJ St. Joseph's Convent62 Sengkang East Way190 m
Compassvale Secondary School51 Compassvale Crescent690 m
Seng Kang Secondary School10 Compassvale Lane800 m
Edgefield Secondary School36 Punggol Field1.0 km
Greendale Secondary School51 Edgedale Plains1.0 km

Childcare (5)

Cambridge Cdc @ Sengkang50 Sengkang East Way60 m
Maplebear Learning Point2 St. Anne's Wood90 m
Little Footprints Schoolhouse (St. Anne's)74 St. Anne's Wood120 m
Sheffield Kidsworld (St Anne)1 St. Anne's Wood120 m
PCF Sparkletots Preschool @ Punggol East Blk 143143 Rivervale Drive Blk 147 #01-557190 m

Straight-line distances from the nearest block of Rivervale Crest, 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 Rivervale Crest, 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.

Rivervale Crest Similar condos

All 180 in District 19 →The 3 Condos We Won't Recommend in Sengkang →

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Rivervale Crest Questions

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

Rivervale Crest scores 6.49/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 736th of 2,350 Singapore resale condos and 97th of 180 in District 19 (Hougang, Punggol, Sengkang). Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: capital appreciation. 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 Rivervale Crest score Grade B, 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; Rivervale Crest scores 6.49, 0.25 points below it. It gains most from Project Size (8/10 against a median of 3, +0.80), Rental Yield (7/10 against a median of 5, +0.20) and Future Transformation (7/10 against a median of 4, +0.18). It gives up most on Project's Historical Performance (4/10 against a median of 7, −0.75), Tenure (7/10 against a median of 10, −0.30) and Primary School Effect (8/10 against a median of 9, −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 Rivervale Crest?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 19 resale transactions at Rivervale Crest, at a median of $1,056 psf and a median price of $1.26M (range $873 psf to $1,122 psf). The median PSF is up 1.2% on the previous 12 months (Nov 2024 – Oct 2025, $1,043 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 Rivervale Crest cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 937 sq ft sold at a median of $993,444 (2 sales), 2-bedroom units of about 1,066 sq ft sold at a median of $1.11M (2 sales) and 3-bedroom units of about 1,206 sq ft sold for $1.10M to $1.75M (15 sales) at Rivervale Crest. 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 Rivervale Crest, 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 $3,350 a month (9 contracts, about 4.0% gross yield), 2-bedroom units let at a median of $3,200 a month (5 contracts, about 3.5% gross yield) and 3-bedroom units let at a median of $4,000 a month (30 contracts, about 3.8% gross yield) at Rivervale Crest, 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 Rivervale Crest from the nearest MRT station?

The nearest rail stop to Rivervale Crest is Rumbia LRT (SE2), about 200 m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Rivervale Crest scores 6/10 on it.

How does Rivervale Crest compare with Isuites @ Tani?

Isuites @ Tani is the project scored next to Rivervale Crest on the District 19 ranking: 6.49 (Grade B) against Rivervale Crest's 6.49 (Grade B). Rivervale Crest scores higher on Project Size (8 vs 3) and Future Transformation (7 vs 4); Isuites @ Tani scores higher on Tenure (10 vs 7) and Primary School Effect (10 vs 8).

Which primary schools are within 1km of Rivervale Crest?

7 primary schools are within 1km of Rivervale Crest on OneMap's School Query, measured from the development's nearest block: Rivervale Primary School, North Spring Primary School, Seng Kang Primary School, Mee Toh School, Compassvale Primary School, Edgefield Primary School, Greendale 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. Rivervale Crest 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 Rivervale Crest, and how big is the project?

Rivervale Crest is 99-year leasehold, was completed in 2002, has 490 units and was developed by NCH (Sengkang) Pte Ltd. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 490 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.