RPS · Resale Project Scorecard
Riviera 38 — Grade S
RPS score 7.38/10 · D12 · Balestier, Toa Payoh · 102 units · scored across 7 weighted factors — methodology published.
999YR · EASTWOOD GREEN PTE LTD · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +2.33% — top-quartile performance within its 2014-era cohort (79th percentile).
3 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.41km). Exceptional school catchment — strong appeal for families with young children.
102 units — boutique development. Lower transaction frequency and limited shared facilities.
0.72km from Potong Pasir Mrt Stn (NE10) — short walk to MRT, good transport convenience.
Rental yield of 3.57% — above-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.29km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: ST Andrew's School (Junior), Bendemeer Primary School, HONG WEN School.
The verdict· Scores updated September 2026
Riviera 38 scores 7.38 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 208th of 2,357 resale condos scored in Singapore and 5th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Riviera 38
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,628 psf, median price $1.25M. Median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,683 psf | $1.25M |
| Jan–Mar 2026 | 1 | $1,628 psf | $735,888 |
| Apr–Jun 2026 | 1 | $1,563 psf | $1.38M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $1,628 psf | $1.25M |
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.
Riviera 38: frequently asked questions
Answers generated from the scorecard data — RPS rank 208th of 2,357, scores updated September 2026.
- Is Riviera 38 a good buy in 2026?
- Riviera 38 scores 7.38/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 208th of 2,357 Singapore resale condos and 5th of 116 in District 12 (Balestier, Toa Payoh). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: 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 Riviera 38?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Riviera 38, at a median of $1,628 psf and a median price of $1.25M (range $1,563 psf to $1,683 psf). The median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Riviera 38 from the nearest MRT station?
- Riviera 38 is about 720m from Potong Pasir MRT (NE10), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Riviera 38 compare with The Mezzo?
- The Mezzo is the project scored next to Riviera 38 on the District 12 ranking: 7.43 (Grade S) against Riviera 38's 7.38 (Grade S). Riviera 38 scores higher on Rental Yield (6 vs 4) and MRT Proximity (7 vs 6); The Mezzo scores higher on Future Transformation (1 vs 3) and Project's Historical Performance (8 vs 9).
- Which primary schools are within 1km of Riviera 38?
- 3 primary schools are within 1km of Riviera 38: ST Andrew's School (Junior), Bendemeer Primary School, HONG WEN School. 3 primary schools within 1km (nearest: ST ANDREW'S SCHOOL (JUNIOR) at 0.41km). Exceptional school catchment — strong appeal for families with young children. Riviera 38 scores 10/10 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 Riviera 38, and how big is the project?
- Riviera 38 is 999-year leasehold, completed in 2014, has 102 units, developed by EASTWOOD GREEN PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 102 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Toa Payoh & Balestier, Ranked by the Data
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