RPS · Resale Project Scorecard
The Rivervale — Grade A
RPS score 7.22/10 · D19 · Hougang, Punggol, Sengkang · 671 units · scored across 7 weighted factors — methodology published.
99YR · SINGAPORE TECHNOLOGIES PROPERTIES · TOP 2000
Strong project with clear strengths. Standout strengths: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.42% — near-median performance within its 2000-era cohort (55th percentile).
6 primary schools within 1km (nearest: NORTH VISTA PRIMARY SCHOOL at 0.29km). Strong school proximity — a genuine advantage for young families.
671 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.50km from Ranggung Lrt Stn (SE5) — short walk to MRT, good transport convenience.
Rental yield of 3.24% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Defu MRT (CR7, CRL1) at 0.61km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: North Vista Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, PALM VIEW Primary School, North Spring Primary School, SENG KANG Primary School.
The verdict· Scores updated September 2026
The Rivervale scores 7.22 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 261st of 2,357 resale condos scored in Singapore and 53rd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project Size (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (5/10). Strong project with clear strengths. Standout strengths: project size, schools.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Rivervale
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,124 psf, median price $1.47M. Median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,140 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $1,118 psf | $1.46M |
| Jan–Mar 2026 | 1 | $1,169 psf | $1.53M |
| Apr–Jun 2026 | 3 | $1,151 psf | $1.45M |
| Jul–Sep 2026 | 2 | $1,108 psf | $1.51M |
| 12-month total | 14 | $1,124 psf | $1.47M |
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.
The Rivervale: frequently asked questions
Answers generated from the scorecard data — RPS rank 261st of 2,357, scores updated September 2026.
- Is The Rivervale a good buy in 2026?
- The Rivervale scores 7.22/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 261st of 2,357 Singapore resale condos and 53rd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: project size, schools. 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 The Rivervale?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at The Rivervale, at a median of $1,124 psf and a median price of $1.47M (range $855 psf to $1,190 psf). The median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,140 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Rivervale from the nearest MRT station?
- The nearest rail stop to The Rivervale is Ranggung LRT (SE5), about 500m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and The Rivervale scores 8/10 on it.
- How does The Rivervale compare with Heron Bay?
- Heron Bay is the project scored next to The Rivervale on the District 19 ranking: 7.24 (Grade A) against The Rivervale's 7.22 (Grade A). The Rivervale scores higher on MRT Proximity (8 vs 4) and Project Size (10 vs 8); Heron Bay scores higher on Project's Historical Performance (6 vs 10) and Tenure (7 vs 8).
- Which primary schools are within 1km of The Rivervale?
- 6 primary schools are within 1km of The Rivervale: North Vista Primary School, Punggol Primary School, CHIJ OUR LADY OF THE Nativity, PALM VIEW Primary School, North Spring Primary School, SENG KANG Primary School. 6 primary schools within 1km (nearest: NORTH VISTA PRIMARY SCHOOL at 0.29km). Strong school proximity — a genuine advantage for young families. The Rivervale 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 The Rivervale, and how big is the project?
- The Rivervale is 99-year leasehold, completed in 2000, has 671 units, developed by SINGAPORE TECHNOLOGIES PROPERTIES. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 671 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. 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 The Rivervale 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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