Riz Haven
Riz Haven is a 946-year leasehold condominium in District 17 (Changi, Loyang), within Singapore's Outside Central Region (OCR). The development was completed in 2010 and comprises 33 units, on a lease that commenced in 1938. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
RIZ HAVEN is a 946 yrs lease commencing from 1938 condominium at JALAN LOYANG BESAR in District 17 (OCR), developed by TRAS DEVELOPMENT PTE LTD, comprising 33 units, completed in 2010.
Location & Connectivity
RIZ HAVEN is located in District 17. Check the dashboard for full transport connectivity data.
Schools & Education
9 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.4 km |
| Stamford American International School | International | 1.5 km |
| Pasir Ris Primary School | Primary | 1.5 km |
| Meridian Primary School | Primary | 1.5 km |
| Meridian Secondary School | Secondary | 1.5 km |
| Elias Park Primary School | Primary | 1.6 km |
| Brighton College (Singapore) | International | 1.6 km |
| Pasir Ris Secondary School | Secondary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $1,371 psf | $620,000 |
| 1 BR | 1 | $1,250 psf | $713,000 |
| 2 BR | 1 | $1,124 psf | $980,000 |
| 3 BR | 7 | $1,190 psf | $1,275,143 |
| 4 BR | 1 | $952 psf | $1,650,000 |
| 5+ BR | 1 | $1,152 psf | $2,480,000 |
Market Position
RIZ HAVEN has recorded 12 sales at an average price of $1,280,750.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at RIZ HAVEN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,040/mo | $713,000 | 3.43% | $286/mo |
| 3 BR | $4,067/mo | $1,275,143 | 3.83% | $319/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $952 psf | — |
| 2022 | 4 | $1,059 psf | ↑ 11.2% |
| 2023 | 1 | $1,194 psf | ↑ 12.7% |
| 2024 | 2 | $1,262 psf | ↑ 5.7% |
| 2025 | 4 | $1,319 psf | ↑ 4.5% |
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The latest reading marks the highest point in this series — RIZ HAVEN prices have climbed 38.5% since 2021.
Price Index Check
The ShiokNest Price Index for District 17 reads 159.4 as of June 2026. 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | $1,794 psf | 619 |
| THE JOVELL | 99 yrs lease commencing from 2018 | $1,395 psf | 271 |
| KASSIA | Freehold | $2,032 psf | 228 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | $1,154 psf | 196 |
| PARC KOMO | Freehold | $1,628 psf | 179 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 33-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, sports / active lifestyle, long-term hold (10+ yr) and first-time hdb upgraders. Suits households with a car who value parking access alongside MRT proximity.
For families with young children, sea-view / waterfront and en-bloc speculators, it can work — but weigh the trade-offs before committing.
cpf-only buyers should probably look elsewhere. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
RIZ HAVEN is a 946 yrs lease commencing from 1938 development in District 17 (OCR), with 33 units, offering a gross yield of 2.4%.
At ~$1,319 psf, it represents a competitive entry point in the OCR segment.
Explore the full RIZ HAVEN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing RIZ HAVEN against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for RIZ HAVEN?
Is RIZ HAVEN freehold?
What is the rental yield for RIZ HAVEN?
Sources & Next Steps
- RIZ HAVEN Dashboard — Live charts and analytics
- URA — Official transaction data
- District 17 (Changi, Loyang) — District 17 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions
- Rental data: 13 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2025 · 12 records analysed · Source: URA private-sale caveats