We track 23 sales and 143 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVIERA 38 dashboard.
- Average sale price: $1,185,273 across 23 transactions
- Estimated gross rental yield: 3.1%
- District 12 PSF ranking: Above average (top 41%)
- 999 yrs lease commencing from 1882 · RCR · D12 · 102 units
About RIVIERA 38
RIVIERA 38 is a 999 yrs lease commencing from 1882 condominium, located at MAR THOMA ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by EASTWOOD GREEN PTE LTD, comprising 102 residential units, completed in 2015.
With approximately 88 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 RIVIERA 38:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,564 psf | $706,963 |
| 1 BR | 5 | $1,457 psf | $799,600 |
| 2 BR | 9 | $1,483 psf | $1,215,222 |
| 3 BR | 6 | $1,491 psf | $1,700,898 |
Sales Market Overview
RIVIERA 38 has recorded 23 sale transactions with an average transaction price of $1,185,273, ranging from $650,000 to $1,881,500.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,393 psf | $954,714 | — |
| 2022 | 4 | $1,462 psf | $1,156,750 | ↑ 4.9% |
| 2023 | 2 | $1,510 psf | $1,722,500 | ↑ 3.3% |
| 2024 | 3 | $1,577 psf | $1,666,796 | ↑ 4.5% |
| 2025 | 5 | $1,545 psf | $1,078,000 | ↓ 2.1% |
| 2026 | 2 | $1,596 psf | $1,057,944 | ↑ 3.3% |
RIVIERA 38 ranks in the top 41% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, RIVIERA 38 trades 27.3% below the segment benchmark.
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Rental Market Overview
RIVIERA 38 has recorded 143 rental transactions with monthly rents averaging $3,073/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 78 | $2,571/mo | $1,500/mo | $3,600/mo |
| 2 BR | 36 | $3,314/mo | $2,400/mo | $4,300/mo |
| 3 BR | 29 | $4,121/mo | $2,800/mo | $5,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $2,374/mo |
| 2022 | 31 | $2,805/mo |
| 2023 | 26 | $3,650/mo |
| 2024 | 23 | $3,267/mo |
| 2025 | 33 | $3,156/mo |
| 2026 | 5 | $3,770/mo |
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Investment Analysis
Based on average rents and sale prices, RIVIERA 38 delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows RIVIERA 38 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RIVIERA 38
- Potong Pasir MRT
- Boon Keng MRT
- Geylang Bahru MRT
- Woodleigh MRT
- Bendemeer Primary School
- Bendemeer Secondary School
- Stamford Primary School
Nearby MRT Stations
RIVIERA 38 is 700m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 700m |
| Boon Keng | NE9 | North-East Line | 1.0 km |
| Geylang Bahru | DT24 | Downtown Line | 1.2 km |
| Woodleigh | NE11 | North-East Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of RIVIERA 38, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Primary School | Primary | 730m |
| Bendemeer Secondary School | Secondary | 750m |
| Stamford Primary School | Primary | 830m |
| Assumption Pathway School | Secondary | 830m |
| Balestier Hill Primary School | Primary | 1.2 km |
| School of Science and Technology | Jc | 1.3 km |
| Beatty Secondary School | Secondary | 1.3 km |
| Hong Wen School | Primary | 1.4 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.4 km |
| De La Salle School | Primary | 1.4 km |
| Farrer Park Primary School | Primary | 1.8 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.9 km |
FAQ
What is the average price for RIVIERA 38?
What is the rental yield for RIVIERA 38?
Is RIVIERA 38 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: 23 transactions analysed
- Rental data: 143 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 RIVIERA 38
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.