Resale Project Scorecard
The Riverside Piazza
D01 · Boat Quay, Raffles Place, Marina · 99-year leasehold · completed 1996 · 40 units
Grade C, 5.19 out of 10, the 5th highest score among 14 resale condos in District 1.
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
- 65 yrs
- Resales, 12 months to Oct 2026
- 0
- To Clarke Quay MRT
- 220 m
Background: Boat Quay, Raffles Place, Marina, not this condo. Photo credits
The Riverside Piazza Score
- C
- Grade
- Score out of 10
- 5.19
- Highest score among 14 resale condos in District 1
- 5th
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: project size, rental yield.
Project's Historical Performance25%5/10
Avg Ann. of +2.82% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
The district median is 2/10.
Primary School Effect20%7/10
1 primary school within 1km (River Valley Primary School, 0.96km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 2/10.
- River Valley 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%3/10
40 units — very small project; niche product with thin resale market.
The district median is 8/10.
MRT Proximity13%9/10
220 m from Clarke Quay MRT (NE5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%2/10
Rental yield of 2.49% — weak income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 65 years remaining; some long-term decay exposure but not imminent.
The district median is 7/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.65km, far enough that the impact on this project is modest.
The district median is 6/10.
Scores updated October 2026. On the map →
Why The Riverside Piazza scores 5.19
The Riverside Piazza scores 5.19 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1863rd of 2,350 resale condos scored in Singapore and 5th of 14 in District 1 (Boat Quay, Raffles Place, Marina). Its strongest factors are MRT Proximity (9/10) and Primary School Effect (7/10); its weakest is Rental Yield (2/10).
| Factor | This condoThe Riverside Piazza | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 2/10 | +0.75 | 92% of district |
| Primary School Effect20% | 7/10 | 2/10 | +1.00 | 100% of district |
| Project Size16% | 3/10 | 8/10 | −0.80 | 0% of district |
| MRT Proximity13% | 9/10 | 10/10 | −0.13 | 0% of district |
| Rental Yield10% | 2/10 | 5/10 | −0.30 | 0% of district |
| Tenure10% | 5/10 | 7/10 | −0.20 | 31% of district |
| Future Transformation6% | 3/10 | 6/10 | −0.18 | 0% of district |
Medians are across the 14 scored resale projects in District 1 (Boat Quay, Raffles Place, Marina). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Riverside Piazza and a median-profile project (5.04). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Riverside Piazza Prices
No resale at The Riverside Piazza in the 12 months to October 2026.
Past transactions at The Riverside Piazza
2 resales, Nov 2021 to Oct 2026 · median $1,586 psf · $1,600,000 to $1,610,000 · both sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 14 Jan 2022 | 11 Keng Cheow Street | 4 | #04-04042BR | 2BR | 1,012 | $1,581 | $1,600,000 | Resale |
| 20 Dec 2021 | 11 Keng Cheow Street | 3 | #03-04042BR | 2BR | 1,012 | $1,591 | $1,610,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D1 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,586 psf | $2,169 psf |
| Feb–Apr 2022 | — | — | $2,181 psf |
| May–Jul 2022 | — | — | $1,974 psf |
| Aug–Oct 2022 | — | — | $1,969 psf |
| Nov 2022 – Jan 2023 | — | — | $2,019 psf |
| Feb–Apr 2023 | — | — | $1,965 psf |
| May–Jul 2023 | — | — | $1,962 psf |
| Aug–Oct 2023 | — | — | $1,951 psf |
| Nov 2023 – Jan 2024 | — | — | $1,968 psf |
| Feb–Apr 2024 | — | — | $2,098 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | — | — | $2,055 psf |
| Nov 2024 – Jan 2025 | — | — | $2,036 psf |
| Feb–Apr 2025 | — | — | $1,994 psf |
| May–Jul 2025 | — | — | $1,977 psf |
| Aug–Oct 2025 | — | — | $2,037 psf |
| Nov 2025 – Jan 2026 | — | — | $1,959 psf |
| Feb–Apr 2026 | — | — | $1,953 psf |
| May–Jul 2026 | — | — | $1,957 psf |
| Aug–Oct 2026 | — | — | $1,989 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Riverside Piazza Rent
- Median rent a month
- $4,080 to $5,300
- Rental contracts
- 9
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 2-bedroom | $4,080 | — | 4 |
| 3-bedroom | $5,300 | $5,300 to $5,500 | 5 |
Rental contracts at The Riverside Piazza
9 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $2,190 to $5,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $5,300 |
| May 2026 | 2BR | 900 to 1,000 sq ft | $4,150 |
| May 2026 | 3BR | 1,200 to 1,300 sq ft | $5,600 |
| Mar 2026 | 2BR | 1,000 to 1,100 sq ft | $3,800 |
| Jan 2026 | 3BR | 1,200 to 1,300 sq ft | $5,300 |
| Dec 2025 | 2BR | 1,000 to 1,100 sq ft | $4,400 |
| Oct 2025 | 3BR | 1,200 to 1,300 sq ft | $2,190 |
| Oct 2025 | 3BR | 1,200 to 1,300 sq ft | $5,500 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
The Riverside Piazza Notes
How these numbers are worked out
- Grade C places The Riverside Piazza 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1996, 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 MRT is Clarke Quay MRT (NE5), 220 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 The Riverside Piazza for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.