RPS · Resale Project Scorecard
Rivervale Crest — Grade A
RPS score 6.49/10 · D19 · Hougang, Punggol, Sengkang · 490 units · scored across 7 weighted factors — methodology published.
99YR · NCH (SENGKANG) PTE LTD · TOP 2002
Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.16% — below-median performance vs same-vintage peers (33th percentile of 2002-era cohort).
7 primary schools within 1km (nearest: RIVERVALE PRIMARY SCHOOL at 0.19km). Strong school proximity — a genuine advantage for young families.
490 units — good project size supporting active resale market and adequate facilities.
0.21km from Rumbia Lrt Stn (SE2) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.71% — strong income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
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.
Primary schools within 1km: Rivervale Primary School, North Spring Primary School, SENG KANG Primary School, MEE TOH School, Compassvale Primary School, Edgefield Primary School, Greendale Primary School.
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The verdict· Scores updated September 2026
Rivervale Crest scores 6.49 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 654th of 2,357 resale condos scored in Singapore and 87th 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). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: capital appreciation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Rivervale Crest
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,066 psf, median price $1.26M. Median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,042 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,101 psf | $1.28M |
| Jan–Mar 2026 | 7 | $1,036 psf | $1.25M |
| Apr–Jun 2026 | 7 | $1,086 psf | $1.30M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 19 | $1,066 psf | $1.26M |
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.
Rivervale Crest: frequently asked questions
Answers generated from the scorecard data — RPS rank 654th of 2,357, scores updated September 2026.
- Is Rivervale Crest a good buy in 2026?
- Rivervale Crest scores 6.49/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 654th of 2,357 Singapore resale condos and 87th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: capital appreciation. 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 Rivervale Crest?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Rivervale Crest, at a median of $1,066 psf and a median price of $1.26M (range $873 psf to $1,122 psf). The median PSF is up 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,042 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Rivervale Crest from the nearest MRT station?
- The nearest rail stop to Rivervale Crest is Rumbia LRT (SE2), about 210m 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 A) against Rivervale Crest's 6.49 (Grade A). Rivervale Crest scores higher on Project Size (8 vs 3) and Future Transformation (7 vs 4); Isuites @ Tani scores higher on Tenure (7 vs 10) and Primary School Effect (8 vs 10).
- Which primary schools are within 1km of Rivervale Crest?
- 7 primary schools are within 1km of Rivervale Crest: Rivervale Primary School, North Spring Primary School, SENG KANG Primary School, MEE TOH School, Compassvale Primary School, Edgefield Primary School, Greendale Primary School. 7 primary schools within 1km (nearest: RIVERVALE PRIMARY SCHOOL at 0.19km). Strong school proximity — a genuine advantage for young families. 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, completed in 2002, has 490 units, 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%.
Ranked in: The 3 Condos We Won't Recommend in Sengkang
Scored either side of Rivervale Crest 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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