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SG Property Intel
Condominium99-yearOutside Central RegionInvestment score 64

Rio Vista

UPPER SERANGOON VIEW · D19

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$1,225

Median price · 12m

S$1.55M

Latest sale

S$1.25M

Jul 2026

1-year change

+11.5%

Sales · 12m

19

125 all time

Gross yield

3.65%

46 leases

Price history

How this development has traded

Median transacted price and price per square foot by quarter, from every sale on record here.

Change over window
+24.0%
Annualised
+4.4%
Transactions
125
1 year
+11.5%
3 years p.a.
+4.5%
5 years p.a.
—
Median size
1,249 sqft

Against the neighbourhood

How it compares within D19

Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.

District analytics
MeasureRio VistaD19 medianDifference
Median PSFS$1,225S$1,670-26.6%
Median priceS$1.55MS$1.78M-12.9%
Gross rental yield3.65%3.01%+0.6 pts
1-year price change+11.5%-4.0%+15.5 pts

This development trades about 27% below the D19 median price per square foot.

Rental

Rent and yield

From URA private residential rental contracts.

Median monthly rent

S$4,200

Contracts · 12m

46

Implied annual rent

S$50K

Gross yield

3.65%

Unit typeContractsMedian rent
3 bedroom33S$4,200
4 bedroom8S$4,375
2 bedroom5S$3,600

Investment analysis

Investment score 64 / 100

Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.

64/100

100% of the scoring weight measurable

Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.

  • Liquidityweight 15%96

    Transactions in the last 12 months — how easily it trades.

  • Valuationweight 22%72

    How its median price per square foot compares with its own district.

  • Rental yieldweight 20%68

    Gross yield against every other development in its segment.

  • Price momentumweight 18%65

    Three-year annualised change in median PSF, or one year where three is unavailable.

  • Supply riskweight 10%46

    Upcoming units recorded in the same district. Higher score means less competing supply.

  • Locationweight 15%26

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Kangkar LRT at 1.0 km.

The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.

Location

Nearby amenities

Rail stations

  • Kangkar LRT1.0 km
  • Ranggung LRT1.2 km
  • Hougang MRT1.3 km
  • Hougang Interchange MRT1.4 km

Schools within 2 km

  • Serangoon Secondary Schoolsecondary (s1-s5)120 m
  • Chij Our Lady Of The Nativityprimary650 m
  • North Vista Secondary Schoolsecondary (s1-s5)820 m
  • Holy Innocents' High Schoolsecondary (s1-s5)840 m
  • Punggol Primary Schoolprimary1.0 km
  • North Vista Primary Schoolprimary1.2 km

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.

The record

Transactions at this development

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Jul 2026CondominiumS$2,750,0002,508 sqftS$1,09616-2073 yr 6 mo
Jul 2026CondominiumS$1,246,0001,055 sqftS$1,18111-1573 yr 6 mo
Jun 2026CondominiumS$1,590,0001,249 sqftS$1,27311-1573 yr 7 mo
Jun 2026CondominiumS$1,550,0001,249 sqftS$1,24106-1073 yr 7 mo
Jun 2026CondominiumS$1,450,0001,249 sqftS$1,16101-0573 yr 7 mo
May 2026CondominiumS$1,565,0001,249 sqftS$1,25306-1073 yr 8 mo
Mar 2026CondominiumS$1,570,0001,249 sqftS$1,25711-1573 yr 10 mo
Mar 2026CondominiumS$1,560,0001,249 sqftS$1,24911-1573 yr 10 mo
Mar 2026CondominiumS$1,518,0001,249 sqftS$1,21606-1073 yr 10 mo
Mar 2026CondominiumS$1,496,8001,249 sqftS$1,19906-1073 yr 10 mo
Mar 2026CondominiumS$1,460,0001,238 sqftS$1,17911-1573 yr 10 mo
Jan 2026CondominiumS$1,180,0001,066 sqftS$1,10706-1074 yrs
Dec 2025CondominiumS$1,470,0001,238 sqftS$1,18811-1574 yr 1 mo
Nov 2025CondominiumS$1,530,0001,249 sqftS$1,22511-1574 yr 2 mo
Nov 2025CondominiumS$1,200,0001,055 sqftS$1,13811-1574 yr 2 mo
Oct 2025CondominiumS$1,780,0001,378 sqftS$1,29201-0574 yr 3 mo
Oct 2025CondominiumS$1,600,0001,249 sqftS$1,28111-1574 yr 3 mo
Oct 2025CondominiumS$1,600,0001,249 sqftS$1,28116-2074 yr 3 mo
Oct 2025CondominiumS$1,568,0001,249 sqftS$1,25606-1074 yr 3 mo
Sep 2025CondominiumS$2,451,6882,271 sqftS$1,07916-2074 yr 4 mo
Sep 2025CondominiumS$1,540,0001,249 sqftS$1,23311-1574 yr 4 mo
Aug 2025CondominiumS$2,615,0002,465 sqftS$1,06116-2074 yr 5 mo
Jul 2025CondominiumS$2,260,0002,153 sqftS$1,05016-2074 yr 6 mo
Jul 2025CondominiumS$1,600,0001,238 sqftS$1,29306-1074 yr 6 mo
Jul 2025CondominiumS$1,520,0001,249 sqftS$1,21706-1074 yr 6 mo
Jun 2025CondominiumS$1,542,0001,249 sqftS$1,23501-0574 yr 7 mo
Jun 2025CondominiumS$1,450,0001,249 sqftS$1,16111-1574 yr 7 mo
May 2025CondominiumS$1,800,0001,668 sqftS$1,07901-0574 yr 8 mo
Apr 2025CondominiumS$1,780,0001,679 sqftS$1,06001-0574 yr 9 mo
Apr 2025CondominiumS$1,720,0001,636 sqftS$1,05101-0574 yr 9 mo
Apr 2025CondominiumS$1,430,0001,367 sqftS$1,04601-0574 yr 9 mo
Apr 2025CondominiumS$1,100,0001,066 sqftS$1,03211-1574 yr 9 mo
Mar 2025CondominiumS$1,800,0001,378 sqftS$1,30606-1074 yr 10 mo
Mar 2025CondominiumS$1,690,0001,733 sqftS$97501-0574 yr 10 mo
Mar 2025CondominiumS$1,460,0001,249 sqftS$1,16911-1574 yr 10 mo
Mar 2025CondominiumS$1,169,0001,055 sqftS$1,10806-1074 yr 10 mo
Feb 2025CondominiumS$1,470,0001,238 sqftS$1,18806-1074 yr 11 mo
Feb 2025CondominiumS$1,180,0001,055 sqftS$1,11911-1574 yr 11 mo
Feb 2025CondominiumS$1,150,0001,055 sqftS$1,09006-1074 yr 11 mo
Dec 2024CondominiumS$1,480,0001,249 sqftS$1,18516-2075 yr 1 mo

Showing the 40 most recent of 125 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Heron Bay

S$1,440

+7.1%16 sales3.0% yield

Kingsford Waterbay

S$1,456

-0.3%58 sales3.8% yield

Boathouse Residences

S$1,429

+6.2%17 sales3.7% yield

Riversails

S$1,489

+1.9%34 sales3.8% yield

Landed Housing Development

S$1,616

—2 sales1.6% yield

Park Green

S$1,157

+4.3%11 sales3.4% yield

The Rivervale

S$1,125

-1.4%14 sales5.8% yield

Riverfront Residences

S$1,747

+1.6%101 sales3.5% yield

Transactions: URA Property Market Information

Important

Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.