We track 170 sales and 385 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVER ISLES dashboard.
- Average sale price: $1,408,242 across 170 transactions
- Estimated gross rental yield: 3.0%
- District 19 PSF ranking: Mid-range (top 65%)
- 99 yrs lease commencing from 2012 · OCR · D19 · 610 units
About RIVER ISLES
RIVER ISLES is a 99 yrs lease commencing from 2012 condominium, located at EDGEDALE PLAINS in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by QINGJIAN REALTY (PUNGGOL CENTRAL) PTE LTD, comprising 610 residential units, completed in 2016.
With approximately 85 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at RIVER ISLES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,500 psf | $662,172 |
| 1 BR | 1 | $1,568 psf | $810,000 |
| 2 BR | 51 | $1,270 psf | $1,101,895 |
| 3 BR | 80 | $1,269 psf | $1,484,306 |
| 4 BR | 26 | $1,159 psf | $1,742,364 |
| 5+ BR | 8 | $967 psf | $1,962,500 |
Sales Market Overview
RIVER ISLES has recorded 170 sale transactions with an average transaction price of $1,408,242, ranging from $590,000 to $2,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 47 | $1,045 psf | $1,234,567 | — |
| 2022 | 32 | $1,126 psf | $1,295,672 | ↑ 7.8% |
| 2023 | 20 | $1,242 psf | $1,372,594 | ↑ 10.2% |
| 2024 | 33 | $1,366 psf | $1,449,984 | ↑ 10.0% |
| 2025 | 31 | $1,481 psf | $1,680,409 | ↑ 8.4% |
| 2026 | 7 | $1,532 psf | $1,788,714 | ↑ 3.5% |
RIVER ISLES ranks in the top 65% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, RIVER ISLES trades 19.7% below the segment benchmark.
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Rental Market Overview
RIVER ISLES has recorded 385 rental transactions with monthly rents averaging $3,525/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 43 | $2,362/mo | $1,550/mo | $3,200/mo |
| 2 BR | 59 | $2,944/mo | $2,000/mo | $4,000/mo |
| 3 BR | 228 | $3,723/mo | $1,648/mo | $6,700/mo |
| 4 BR | 55 | $4,242/mo | $2,300/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 63 | $2,541/mo |
| 2022 | 68 | $3,210/mo |
| 2023 | 80 | $3,856/mo |
| 2024 | 70 | $3,881/mo |
| 2025 | 77 | $3,886/mo |
| 2026 | 27 | $3,686/mo |
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Investment Analysis
Based on average rents and sale prices, RIVER ISLES delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows RIVER ISLES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RIVER ISLES
- Coral Edge MRT
- Meridian MRT
- Kadaloor MRT
- Cove MRT
- Riviera MRT
- Horizon Primary School
- Edgefield Primary School
- Oasis Primary School
Nearby MRT Stations
RIVER ISLES is 390m from Coral Edge MRT (Punggol LRT), with 12 stations within 1.5 km.
Nearby Schools
There are 13 schools within 2 km of RIVER ISLES, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Horizon Primary School | Primary | 360m |
| Edgefield Primary School | Primary | 460m |
| Oasis Primary School | Primary | 510m |
| Singapore Institute of Technology | Tertiary | 620m |
| Punggol Primary School | Primary | 630m |
| Punggol Secondary School | Secondary | 660m |
| Punggol Green Primary School | Primary | 1.0 km |
| Waterway Primary School | Primary | 1.1 km |
| North Spring Primary School | Primary | 1.2 km |
| Rivervale Primary School | Primary | 1.5 km |
| Greendale Secondary School | Secondary | 1.8 km |
| Greendale Primary School | Primary | 1.9 km |
FAQ
What is the average price for RIVER ISLES?
What is the rental yield for RIVER ISLES?
Is RIVER ISLES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 170 transactions analysed
- Rental data: 385 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for RIVER ISLES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.