RIVEREDGE is a 77-year balance leasehold development along SAMPAN PLACE in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 135 units and is TOP 2008.
This profile draws on 32 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 18 years from TOP, RIVEREDGE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for RIVEREDGE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 32 sales and 159 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVEREDGE dashboard.
- Average sale price: $2,420,063 across 32 transactions
- Estimated gross rental yield: 2.8%
- District 15 PSF ranking: Above average (top 34%)
- 99 yrs lease commencing from 2004 · RCR · D15 · 135 units
About RIVEREDGE
RIVEREDGE is a 99 yrs lease commencing from 2004 condominium, located at SAMPAN PLACE in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by RIVEREDGE DEVELOPMENT PTE LTD, comprising 135 residential units, completed in 2008.
With approximately 77 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 RIVEREDGE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,641 psf | $1,912,071 |
| 4 BR | 17 | $1,687 psf | $2,679,882 |
| 5+ BR | 1 | $1,650 psf | $5,115,000 |
Sales Market Overview
RIVEREDGE has recorded 32 sale transactions with an average transaction price of $2,420,063, ranging from $1,550,000 to $5,115,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,501 psf | $1,945,625 | — |
| 2022 | 10 | $1,571 psf | $2,566,500 | ↑ 4.7% |
| 2023 | 2 | $1,902 psf | $3,210,000 | ↑ 21.1% |
| 2024 | 3 | $1,806 psf | $2,389,333 | ↓ 5.1% |
| 2025 | 5 | $1,771 psf | $2,471,200 | ↓ 1.9% |
| 2026 | 4 | $1,876 psf | $2,567,000 | ↑ 5.9% |
RIVEREDGE ranks in the top 34% of condos in District 15 by average PSF.
Compared to the RCR average of $2,049 psf, RIVEREDGE trades 18.7% below the segment benchmark.
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Rental Market Overview
RIVEREDGE has recorded 159 rental transactions with monthly rents averaging $5,737/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 48 | $4,508/mo | $3,000/mo | $5,700/mo |
| 3 BR | 89 | $6,082/mo | $4,500/mo | $8,600/mo |
| 4 BR | 22 | $7,020/mo | $5,300/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 34 | $4,968/mo |
| 2022 | 33 | $5,642/mo |
| 2023 | 24 | $6,417/mo |
| 2024 | 31 | $5,941/mo |
| 2025 | 28 | $5,919/mo |
| 2026 | 9 | $5,900/mo |
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Investment Analysis
Based on average rents and sale prices, RIVEREDGE delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows RIVEREDGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RIVEREDGE
- Katong Park MRT
- Mountbatten MRT
- Stadium MRT
- Dakota MRT
- Tanjong Rhu MRT
- One World International School (Mountbatten)
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
Nearby MRT Stations
RIVEREDGE is 500m from Katong Park MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Katong Park | TE24 | Thomson-East Coast Line | 500m |
| Mountbatten | CC7 | Circle Line | 570m |
| Stadium | CC6 | Circle Line | 760m |
| Dakota | CC8 | Circle Line | 1.1 km |
| Tanjong Rhu | TE23 | Thomson-East Coast Line | 1.4 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 7 schools within 2 km of RIVEREDGE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 900m |
| Geylang Methodist School (Primary) | Primary | 1.4 km |
| Geylang Methodist School (Secondary) | Secondary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.8 km |
| Kong Hwa School | Primary | 1.8 km |
| Haig Girls' School | Primary | 1.9 km |
| Tao Nan School | Primary | 2.0 km |
Adequate lease horizon. Around 77 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Katong Park sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. One World International School (Mountbatten) sits about 0.90km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: RIVEREDGE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 32 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for RIVEREDGE?
What is the rental yield for RIVEREDGE?
Is RIVEREDGE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 32 transactions analysed
- Rental data: 159 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 RIVEREDGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing RIVEREDGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (120m away), an upgrader gap of about $1,550,000
- Geylang — 4-room average $761,443 (630m away), an upgrader gap of about $1,650,000