Riversails
UPPER SERANGOON CRESCENT · D19
Median PSF · 12m
S$1,489
Median price · 12m
S$1.38M
Latest sale
S$1.80M
Sep 2026
1-year change
+1.9%
Sales · 12m
34
219 all time
Gross yield
3.75%
95 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
- +37.3%
- Annualised
- +6.2%
- Transactions
- 219
- 1 year
- +1.9%
- 3 years p.a.
- +4.3%
- 5 years p.a.
- +6.2%
- Median size
- 947 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.
| Measure | Riversails | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,489 | S$1,670 | -10.9% |
| Median price | S$1.38M | S$1.78M | -22.5% |
| Gross rental yield | 3.75% | 3.01% | +0.7 pts |
| 1-year price change | +1.9% | -4.0% | +6.0 pts |
This development trades about 11% below the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,450
Contracts · 12m
95
Implied annual rent
S$41K
Gross yield
3.75%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 53 | S$3,400 |
| 3 bedroom | 21 | S$4,300 |
| 1 bedroom | 18 | S$2,625 |
| 4 bedroom | 3 | S$5,025 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
62/100
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%98
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%71
Gross yield against every other development in its segment.
- Price momentumweight 18%64
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%46
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kangkar LRT at 760 m.
- Valuationweight 22%44
How its median price per square foot compares with its own district.
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 LRT760 m
- Ranggung LRT840 m
- Buangkok MRT1.0 km
- Hougang MRT1.1 km
Schools within 2 km
- Serangoon Secondary Schoolsecondary (s1-s5)340 m
- North Vista Secondary Schoolsecondary (s1-s5)450 m
- Chij Our Lady Of The Nativityprimary550 m
- Punggol Primary Schoolprimary670 m
- Holy Innocents' High Schoolsecondary (s1-s5)780 m
- North Vista Primary Schoolprimary800 m
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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Condominium | S$1,800,000 | 1,184 sqft | S$1,520 | 06-10 | 83 yr 4 mo |
| Aug 2026 | Condominium | S$3,108,000 | 2,637 sqft | S$1,179 | 16-20 | 83 yr 5 mo |
| Aug 2026 | Condominium | S$1,380,000 | 947 sqft | S$1,457 | 11-15 | 83 yr 5 mo |
| Aug 2026 | Condominium | S$1,380,000 | 915 sqft | S$1,508 | 11-15 | 83 yr 5 mo |
| Aug 2026 | Condominium | S$793,000 | 517 sqft | S$1,535 | 16-20 | 83 yr 5 mo |
| Jul 2026 | Condominium | S$1,688,000 | 1,109 sqft | S$1,523 | 06-10 | 83 yr 6 mo |
| Jul 2026 | Condominium | S$1,660,000 | 1,033 sqft | S$1,606 | 16-20 | 83 yr 6 mo |
| Jul 2026 | Condominium | S$765,000 | 506 sqft | S$1,512 | 11-15 | 83 yr 6 mo |
| Jun 2026 | Condominium | S$1,730,000 | 1,109 sqft | S$1,560 | 06-10 | 83 yr 7 mo |
| Jun 2026 | Condominium | S$1,380,000 | 980 sqft | S$1,409 | 01-05 | 83 yr 7 mo |
| Jun 2026 | Condominium | S$1,330,000 | 947 sqft | S$1,404 | 01-05 | 83 yr 7 mo |
| Jun 2026 | Condominium | S$1,255,000 | 850 sqft | S$1,476 | 06-10 | 83 yr 7 mo |
| Jun 2026 | Condominium | S$1,225,000 | 850 sqft | S$1,441 | 06-10 | 83 yr 7 mo |
| Jun 2026 | Condominium | S$788,000 | 506 sqft | S$1,558 | 16-20 | 83 yr 7 mo |
| May 2026 | Condominium | S$1,650,000 | 1,033 sqft | S$1,597 | 01-05 | 83 yr 8 mo |
| Apr 2026 | Condominium | S$1,820,000 | 1,109 sqft | S$1,642 | 16-20 | 83 yr 9 mo |
| Apr 2026 | Condominium | S$1,800,000 | 1,109 sqft | S$1,624 | 11-15 | 83 yr 9 mo |
| Apr 2026 | Condominium | S$1,361,888 | 915 sqft | S$1,489 | 11-15 | 83 yr 9 mo |
| Mar 2026 | Condominium | S$1,380,000 | 947 sqft | S$1,457 | 11-15 | 83 yr 10 mo |
| Mar 2026 | Condominium | S$1,280,000 | 883 sqft | S$1,450 | 06-10 | 83 yr 10 mo |
| Mar 2026 | Condominium | S$755,000 | 517 sqft | S$1,461 | 06-10 | 83 yr 10 mo |
| Feb 2026 | Condominium | S$1,655,000 | 1,066 sqft | S$1,553 | 06-10 | 83 yr 11 mo |
| Feb 2026 | Condominium | S$1,399,998 | 947 sqft | S$1,478 | 11-15 | 83 yr 11 mo |
| Jan 2026 | Condominium | S$1,345,000 | 947 sqft | S$1,420 | 01-05 | 84 yrs |
| Nov 2025 | Condominium | S$1,890,000 | 1,378 sqft | S$1,372 | 01-05 | 84 yr 2 mo |
| Nov 2025 | Condominium | S$1,710,000 | 1,109 sqft | S$1,542 | 06-10 | 84 yr 2 mo |
| Nov 2025 | Condominium | S$1,335,888 | 915 sqft | S$1,460 | 16-20 | 84 yr 2 mo |
| Nov 2025 | Condominium | S$1,265,000 | 915 sqft | S$1,383 | 01-05 | 84 yr 2 mo |
| Oct 2025 | Condominium | S$1,780,000 | 1,184 sqft | S$1,503 | 06-10 | 84 yr 3 mo |
| Oct 2025 | Condominium | S$1,698,000 | 1,109 sqft | S$1,532 | 06-10 | 84 yr 3 mo |
| Oct 2025 | Condominium | S$1,620,000 | 1,033 sqft | S$1,568 | 06-10 | 84 yr 3 mo |
| Oct 2025 | Condominium | S$1,290,000 | 883 sqft | S$1,462 | 16-20 | 84 yr 3 mo |
| Oct 2025 | Condominium | S$760,000 | 517 sqft | S$1,471 | 06-10 | 84 yr 3 mo |
| Oct 2025 | Condominium | S$735,000 | 506 sqft | S$1,453 | 01-05 | 84 yr 3 mo |
| Sep 2025 | Condominium | S$1,292,000 | 915 sqft | S$1,412 | 01-05 | 84 yr 4 mo |
| Aug 2025 | Condominium | S$1,680,000 | 1,109 sqft | S$1,515 | 11-15 | 84 yr 5 mo |
| Aug 2025 | Condominium | S$1,650,000 | 1,109 sqft | S$1,488 | 06-10 | 84 yr 5 mo |
| Jul 2025 | Condominium | S$2,100,000 | 1,367 sqft | S$1,536 | 11-15 | 84 yr 6 mo |
| Jul 2025 | Condominium | S$1,760,000 | 1,184 sqft | S$1,486 | 01-05 | 84 yr 6 mo |
| Jul 2025 | Condominium | S$1,700,000 | 1,109 sqft | S$1,533 | 16-20 | 84 yr 6 mo |
Showing the 40 most recent of 219 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
Rio Vista
S$1,225
+11.5%19 sales3.7% yield
Kingsford Waterbay
S$1,456
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Boathouse Residences
S$1,429
+6.2%17 sales3.7% yield
Park Green
S$1,157
+4.3%11 sales3.4% yield
The Rivervale
S$1,125
-1.4%14 sales5.8% yield
Landed Housing Development
S$1,616
—2 sales1.6% yield
Sengkang Grand Residences
S$2,066
+2.5%39 sales3.1% yield
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.