RPS · Resale Project Scorecard
Riviera Residences — Grade S
RPS score 7.49/10 · D16 · Bedok, Upper East Coast · 138 units · scored across 7 weighted factors — methodology published.
FH · RIVIERA PROPERTIES PTE LTD · TOP 2007
Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +4.30% — top-quartile performance within its 2007-era cohort (76th percentile).
2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.38km). Exceptional school catchment — strong appeal for families with young children.
138 units — boutique development. Lower transaction frequency and limited shared facilities.
330m from Bayshore Mrt Stn (TE29) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.74% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.32km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.
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The verdict· Scores updated September 2026
Riviera Residences scores 7.49 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 176th of 2,357 resale condos scored in Singapore and 11th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: total returns.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Riviera Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,973 psf, median price $2.61M. Median PSF is up 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,920 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,907 psf | $2.75M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,973 psf | $1.55M |
| Jul–Sep 2026 | 1 | $2,038 psf | $2.61M |
| 12-month total | 3 | $1,973 psf | $2.61M |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 176th of 2,357, scores updated September 2026.
- Is Riviera Residences a good buy in 2026?
- Riviera Residences scores 7.49/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 176th of 2,357 Singapore resale condos and 11th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: total returns. 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Riviera Residences, at a median of $1,973 psf and a median price of $2.61M (range $1,907 psf to $2,038 psf). The median PSF is up 2.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,920 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 Residences from the nearest MRT station?
- Riviera Residences is about 330m from Bayshore MRT (TE29), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Riviera Residences compare with Balcon East?
- Balcon East is the project scored next to Riviera Residences on the District 16 ranking: 7.50 (Grade S) against Riviera Residences's 7.49 (Grade S). Riviera Residences scores higher on Project Size (5 vs 3); Balcon East scores higher on Rental Yield (3 vs 5) and MRT Proximity (9 vs 10).
- Which primary schools are within 1km of Riviera Residences?
- 2 primary schools are within 1km of Riviera Residences: Temasek Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.38km). Exceptional school catchment — strong appeal for families with young children. Riviera Residences scores 9/10 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 Residences, and how big is the project?
- Riviera Residences is freehold, completed in 2007, has 138 units, developed by RIVIERA PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 138 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Riviera Residences in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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