RIVERWALK APARTMENTS is a 53-year balance leasehold development along UPPER CIRCULAR ROAD in District 1 (CBD (Raffles Place, Marina, Cecil)), part of the RCR segment of Singapore's private residential market. The project comprises 118 units and is TOP 1990.
This profile draws on 27 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 1 (CBD (Raffles Place, Marina, Cecil)), the immediate context for RIVERWALK APARTMENTS 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 27 sales and 231 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVERWALK APARTMENTS dashboard.
- Average sale price: $1,808,637 across 27 transactions
- Estimated gross rental yield: 3.6%
- District 1 PSF ranking: Value tier (top 79%)
- 99 yrs lease commencing from 1980 · RCR · D1 · 118 units
About RIVERWALK APARTMENTS
RIVERWALK APARTMENTS is a 99 yrs lease commencing from 1980 condominium, located at UPPER CIRCULAR ROAD in District 1 (Raffles Place, Marina, Cecil, People's Park) (Rest of Central Region), developed by PREMIER REALTY PTE LTD, comprising 118 residential units, completed in 1990.
With approximately 53 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at RIVERWALK APARTMENTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 13 | $1,762 psf | $1,441,169 |
| 3 BR | 7 | $1,455 psf | $1,831,857 |
| 4 BR | 7 | $1,528 psf | $2,467,857 |
Sales Market Overview
RIVERWALK APARTMENTS has recorded 27 sale transactions with an average transaction price of $1,808,637, ranging from $1,245,000 to $2,580,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,501 psf | $1,473,600 | — |
| 2022 | 4 | $1,577 psf | $1,741,250 | ↑ 5.1% |
| 2023 | 5 | $1,626 psf | $2,203,040 | ↑ 3.1% |
| 2024 | 4 | $1,721 psf | $2,328,750 | ↑ 5.8% |
| 2025 | 7 | $1,652 psf | $1,537,857 | ↓ 4.0% |
| 2026 | 2 | $1,696 psf | $1,702,500 | ↑ 2.6% |
RIVERWALK APARTMENTS ranks in the top 79% of condos in District 1 by average PSF.
Compared to the RCR average of $2,049 psf, RIVERWALK APARTMENTS trades 20.9% below the segment benchmark.
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Rental Market Overview
RIVERWALK APARTMENTS has recorded 231 rental transactions with monthly rents averaging $5,397/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 86 | $4,467/mo | $2,300/mo | $14,500/mo |
| 2 BR | 90 | $5,538/mo | $3,800/mo | $7,000/mo |
| 3 BR | 55 | $6,620/mo | $3,950/mo | $8,750/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 41 | $4,468/mo |
| 2022 | 51 | $4,902/mo |
| 2023 | 46 | $6,250/mo |
| 2024 | 37 | $5,353/mo |
| 2025 | 46 | $5,854/mo |
| 2026 | 10 | $5,860/mo |
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Investment Analysis
Based on average rents and sale prices, RIVERWALK APARTMENTS delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 1
Side-by-side comparison against the most actively traded condos in District 1 (Raffles Place, Marina, Cecil, People's Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 937 | $2,957 psf | 633 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 1111 | $2,011 psf | 268 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,320 psf | 209 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,149 psf | 155 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Lease tenor below 75 years. With roughly 53 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ⚠️ Family with school-age kids: Verify exact 1km/2km school-finder boundaries
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: RIVERWALK APARTMENTS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 27 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 RIVERWALK APARTMENTS?
What is the rental yield for RIVERWALK APARTMENTS?
Is RIVERWALK APARTMENTS 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: 27 transactions analysed
- Rental data: 231 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 RIVERWALK APARTMENTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 420 condo transactions recorded in District 1 over the last 12 months, 59% new sale, 41% resale. 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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