The Riverine By The Park
Overview & Key Facts
The Riverine by the Park is a 96-unit freehold condominium at Kallang Road in District 12, completed in 2010 and developed by Wintree Investment Pte Ltd, a vehicle of Wing Tai Holdings — one of Singapore’s most consistently respected listed property developers. Wing Tai’s hallmark is understated, design-led residential development: the group behind Helios Residences, Le Nouvel Ardmore, and The Linear has built a reputation for delivering architectural distinction without the brashness of mass-market launches. The Riverine by the Park is that philosophy applied to a rare Kallang waterfront opportunity: a freehold address in the Rest of Central Region, steps from Kallang Riverside Park.
The development sits on a 62,000-sqft freehold site fronting Kallang Road, where it enjoys direct proximity to Kallang Riverside Park — one of Singapore’s most underrated linear park connectors, linking the Kallang Basin to the Singapore Sports Hub and Marina Bay beyond. With just 96 units across a single residential tower, The Riverine by the Park preserves a boutique intimacy that Wing Tai deliberately engineered into the project: a low-density community with a park for a neighbour, a river for a view corridor, and a freehold title that outlasts any lease clock. At an average transacted PSF of S$2,046 and an average price of approximately S$2.68 million, the development sits firmly in the upper tier of D12 RCR pricing — a justified premium for the combination of freehold tenure, Wing Tai quality, and one of the few true park-frontage addresses in the district.
District 12 is a city-fringe precinct undergoing sustained transformation. The Kallang Alive masterplan — a S$1 billion-plus government initiative to redevelop the Kallang sports precinct into a mixed-use live-work-play district anchored by the Singapore Sports Hub, the upcoming Kallang football stadium, and new lifestyle commercial developments — adds a structural long-term tailwind to properties positioned along the Kallang waterfront corridor. The Riverine by the Park is one of the few existing freehold residential developments in this corridor, and its park-frontage positioning means it sits directly adjacent to green infrastructure that will only be enhanced as the masterplan matures.
For buyers evaluating freehold RCR condos in the $2–$3M price range, The Riverine by the Park offers a 2010-vintage building with park views, Wing Tai’s design-led pedigree, a 320-metre walk to Kallang EWL MRT, and a boutique 96-unit community that has matured into a stable, owner-occupier-oriented residential enclave. The principal considerations are the 15-year building age (which is reflected in pricing relative to newer launches) and the modest gross yield of 2.43% — a function of the freehold premium baked into the capital value rather than a weakness of rental demand, which is anchored by strong proximity to the city centre and the Kallang employment and sports precinct.
Location & Connectivity
The Riverine by the Park occupies one of the genuinely distinctive location propositions in District 12: a Kallang Road address that faces Kallang Riverside Park across a landscaped park connector, placing residents at the intersection of city-fringe connectivity and waterfront green space. Kallang Riverside Park stretches from the Kallang Basin south toward the Singapore Sports Hub and the Marina Bay waterfront, forming part of the Round Island Route and the Coast-to-Coast Trail — Singapore’s most ambitious greenway network. For residents, this means a park jogging route, cycling path, and waterfront promenade begin at the building podium, rather than requiring a car trip or bus journey.
MRT connectivity is anchored by Kallang MRT (EW10) on the East West Line, approximately 320 metres away — a 4–5 minute flat walk that is among the closest MRT proximities of any freehold D12 address. The East West Line delivers residents to City Hall in two stops, Raffles Place in three, and Tampines or Changi Airport at the eastern terminus. Lavender MRT (EW11) is 720 metres to the north — useful for residents commuting toward the Bugis–City Hall corridor on the EWL who prefer the less-crowded Lavender boarding point. Bendemeer MRT (DT23) on the Downtown Line is 860 metres away, adding direct access to Rochor, Bugis, Chinatown, and the Buona Vista research cluster without a line change. Stadium CCL (Circle Line) at 1.02 kilometres provides connectivity to Dhoby Ghaut interchange and the Harbour Front–HarbourFront arc.
The school landscape around The Riverine by the Park is anchored by the St Andrew’s cluster, one of Singapore’s most recognised mission school groups. St Andrew’s Junior College and St Andrew’s Secondary School are approximately 1.03 kilometres away, and St Andrew’s Junior School (Primary) is 1.02 kilometres — placing The Riverine by the Park within the 1 km primary school priority balloting radius for St Andrew’s Junior School, a meaningful draw for families with Anglican mission school preferences. Hong Wen School, a well-regarded SAP primary school with Mandarin enrichment, is 860 metres away. The school cluster spans primary through junior college within a compact 1.03 km radius — an unusually complete educational corridor for a non-prime D12 address.
Day-to-day lifestyle convenience is served by Kallang Wave Mall at the Singapore Sports Hub (food court, Cold Storage supermarket, restaurant cluster, cinema) approximately 10 minutes on foot via the park connector, and by the Geylang Road and Lavender Street F&B belts which offer some of Singapore’s most celebrated neighbourhood food options — from Geylang Lor 9 fresh frog porridge to Lavender Food Square. The upcoming Kallang Alive retail and F&B developments will further enhance the precinct’s everyday lifestyle offer without requiring residents to travel to Orchard or Marina Bay for quality dining and retail access.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Hong Wen School | primary | Within 1 km |
| St. Andrew's Junior School | primary | ~1.0 km |
| St. Andrew's Secondary School | secondary | ~1.0 km |
| St. Andrew's Junior College | jc | ~1.0 km |
| Bendemeer Secondary School | secondary | ~1.5 km |
| Farrer Park Primary School | primary | ~1.5 km |
| Bendemeer Primary School | primary | ~1.5 km |
| One World International School (Mountbatten) | international | ~1.5 km |
Facilities
For a 96-unit freehold boutique on a 62,000-sqft park-frontage site, The Riverine by the Park delivers a facilities package that reflects Wing Tai’s consistent philosophy: considered, quality-led amenities sized appropriately for the resident community rather than a sprawling resort deck engineered to sell a showflat. The centrepiece is a 50-metre lap pool — a genuinely generous pool for a boutique development of this scale, and a rarity among sub-100-unit D12 condominiums. At 50 metres, the pool accommodates serious lap swimming rather than merely decorative water features, and with only 96 units sharing it, the practical experience is near-exclusive access at most hours of the day. The pool deck faces the landscaped park-connector frontage, creating a green visual backdrop that distinguishes The Riverine by the Park from pool decks that overlook carparks or adjacent buildings.
Supporting facilities include a fully equipped gymnasium, a sun deck and BBQ pavilion area for resident entertaining, and landscaped gardens that take advantage of the generous site area to create meaningful green buffer zones within the development. The building benefits from 24-hour security with guarded access, intercom systems, and basement car parking. Wing Tai’s interior architecture and common area finishings reflect the group’s consistent premium positioning — natural stone finishes, quality timber decking, and landscaping designed to age gracefully rather than require constant refresh. After 15 years of occupation, the common areas retain the quality feel of a developer who built for permanence rather than showroom impact.
“The 50m pool is the headline facility and it genuinely earns the description — I do laps every morning and have never had to share a lane. The park-facing pool deck with Kallang Riverside Park as the backdrop is something you just can’t find in most city-fringe condos.”
— Owner-occupier review via PropertyGuru
Unit Sizes & Layout
The Riverine by the Park’s 96 units span a range of configurations that reflect Wing Tai’s deliberate targeting of professional households and families rather than the compact investor-yield profile. The unit mix includes 2-bedroom, 3-bedroom, and larger configurations — with the 3-bedroom and above tier accounting for a significant proportion of the 96 units, consistent with the developer’s track record of building homes sized for owner-occupation rather than tenancy yield optimisation. At an average transacted price of S$2.68 million and an average PSF of S$2,046, the typical transacting unit is in the 1,200–1,400 sqft range — generously proportioned by the standards of post-2018 new launches in the same price corridor.
Wing Tai’s interior specifications reflect the group’s consistent premium positioning. The original 2010 fittings — which for many units will have been refreshed by owner-occupiers over the intervening 15 years — featured quality marble and stone finishes, quality kitchen cabinetry, and the spatial planning discipline that characterises Wing Tai’s residential portfolio. Units with river or park-facing orientations command meaningful premiums over the development’s average PSF: stacks facing Kallang Road and the park connector toward Kallang Riverside Park benefit from a green visual buffer and water views toward the Kallang Basin that are irreplaceable in the surrounding D12 context. City-facing and interior stacks, while lacking the water view premium, benefit from quieter residential outlooks and typically better-than-average natural light due to the low-density development pattern of the surrounding area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 18 | $1,991 | $2,395,861 |
| 4 BR | 5 | $1,923 | $3,416,000 |
| 5 BR | 1 | $1,770 | $4,000,000 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $1,610,000 to $4,000,000, averaging $2,675,229 (~$1,949 psf).
Rents range from $3,000 to $10,300 per month across 169 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 15.5% (from $1,828 to $2,111 psf).
Neighbourhood Comparison
Eight Riversuites (99yr leasehold, 843 units, 2011, ~S$1,641 PSF) is the most direct scale and vintage comparator: same Kallang waterfront corridor, same TOP era, but leasehold tenure and 9x the unit count. The S$405 PSF premium that The Riverine by the Park commands over Eight Riversuites is almost entirely attributable to the freehold tenure differential and Wing Tai’s boutique positioning. Eight Riversuites offers resort-scale facilities (multiple pools, tennis courts, full gym, club facilities) that The Riverine by the Park cannot match at 96 units. Buyers who prioritise facilities breadth and lower quantum entry should consider Eight Riversuites; buyers who prioritise freehold permanence, boutique scale, and Wing Tai quality should price for The Riverine by the Park. The freehold premium widens structurally as both buildings age: a 2010 freehold retains its land value indefinitely, while a 2011 leasehold with 85 years remaining loses approximately 0.5–1% of its value per year from leasehold decay beyond year 40.
Verticus (freehold, 162 units, ~S$2,122 PSF) is the closest freehold boutique comparator in D12. Verticus is a newer development with a more central D12 address, commanding a S$76 PSF premium over The Riverine by the Park — a modest gap that reflects the newer building vintage rather than a material location or quality differential. Buyers evaluating freehold D12 boutiques should request a side-by-side unit size and layout comparison: The Riverine by the Park’s park-frontage setting and 50-metre pool may offer a qualitative living experience that justifies the modest PSF discount to Verticus for buyers who weight outdoor lifestyle over the newer building vintage. The Orie (99yr, 2024, ~S$2,730 PSF) represents the new-launch leasehold ceiling in the D12 corridor: at S$684 PSF more than The Riverine by the Park on a 99-year lease versus freehold, the comparison reinforces the case that acquiring The Riverine by the Park’s freehold at S$2,046 PSF represents compelling value relative to paying a new-launch premium for shorter-tenure competition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE RIVERINE BY THE PARK | Freehold | 2010 | 96 | $1,949 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates THE RIVERINE BY THE PARK across multiple dimensions.
What Residents Say
“Living next to Kallang Riverside Park is genuinely transformative for daily life — I run along the park connector to the Sports Hub most mornings, and the Kallang Basin waterfront at sunrise is something most Singapore residents don’t even know exists. The 50m pool is icing on the cake.”
— Owner-occupier review via PropertyGuru
“Kallang MRT is genuinely 5 minutes on foot — I timed it. Two stops to City Hall, three to Raffles Place. I’ve been here for 8 years and would not trade this location for anywhere else in the city fringe at this price point.”
— Long-term resident review via 99.co
“Wing Tai built something that feels boutique in the right way — the lobby and common areas have aged well, the 96-unit community is quiet and stable, and the carpark has always had enough spaces. The park across the road genuinely substitutes for a resort garden that you’d pay S$500 PSF more for in a D9 development.”
— Resident comment via EdgeProp
Strengths & Weaknesses
- Freehold tenure — permanent title on a Kallang Road park-frontage address in RCR D12
- Kallang MRT (EW10) 320m away — 4–5 minute flat walk, one of the closest freehold D12 MRT proximities
- Direct Kallang Riverside Park frontage — jogging, cycling, and waterfront promenade from the building podium
- Wing Tai Holdings developer pedigree — design-led boutique specialist with consistent build quality track record
- Exceptional 50-metre lap pool shared by only 96 units — near-exclusive access at most hours
- St Andrew's Junior School 1.02km — within primary school 1km priority balloting radius
- Bendemeer DTL 860m — Downtown Line access for Bugis, Chinatown, Buona Vista without line change
- Kallang Alive masterplan structural tailwind — S$1B+ government investment in precinct uplift through 2035
- Boutique 96-unit scale — stable owner-occupier community, quiet residential environment
- PSF ~25% below new-launch freehold equivalents in RCR — freehold land value without new-launch premium
- 15-year building age (2010 TOP) — common areas and units may require refreshing; budget for renovation
- Modest gross yield at 2.43% — freehold capital appreciation story, not an income investment
- 24 sales transactions in 12 months — lower liquidity than mass-market condos; fewer comps for price discovery
- Average price ~S$2.68M — high absolute quantum limits buyer pool depth relative to sub-$2M alternatives
- Stadium CCL at 1.02km and Bendemeer DTL at 860m require a walk for line-change connectivity
- Kallang Wave Mall is the nearest major supermarket anchor — no HDB heartland wet market within 500m
- No tennis court — facilities are curated rather than resort-scale for buyers expecting full sports amenities
- Geylang Road adjacency — some buyers may have concerns about the wider Geylang precinct perception
Verdict
The Riverine by the Park presents a clearly defined value proposition for the discerning D12 freehold buyer: Wing Tai developer pedigree, a 50-metre pool on a 62,000-sqft park-frontage site, Kallang EWL MRT at 320 metres, and a permanent freehold title — all at S$2,046 PSF average. In the context of D12 RCR pricing, this PSF sits at a meaningful premium over leasehold alternatives such as Eight Riversuites (99yr, ~S$1,641 PSF) and Gem Residences (99yr, ~S$1,831 PSF), and at a modest discount to newer freehold boutique Verticus (~S$2,122 PSF). The S$405 PSF premium over Eight Riversuites, and S$215 PSF over Gem Residences, is the quantified cost of permanent tenure, Wing Tai’s quality premium, and the park-frontage address — a defensible premium for buyers who intend to hold long.
The gross yield picture at 2.43% is consistent with freehold RCR norms where capital appreciation is the dominant return driver rather than rental income. Average rent of S$5,629 per month against an average price of S$2.68 million implies a fully-priced capital value relative to the rental market — typical for freehold city-fringe addresses that attract owner-occupiers and long-hold investors rather than yield-focused landlords. The Kallang Alive masterplan adds a structural long-term tailwind: as the Kallang sports and lifestyle precinct matures into a genuine live-work-play district over the 2025–2035 horizon, freehold properties fronting the Kallang waterfront corridor are among the most directly positioned to benefit from neighbourhood densification and amenity uplift.
Against the backdrop of D12 competition, The Riverine by the Park occupies a niche that is difficult to replicate: boutique freehold, park-frontage, EWL sub-400m, Wing Tai quality, and a 96-unit community of predominantly owner-occupiers. The 15-year building age is a genuine consideration — buyers should budget for potential common area refreshes at MCST level and for unit-level renovation if acquiring an original-specification unit — but it is also reflected in a PSF that is approximately 25–30% below the launch premium of comparable new-launch freehold projects in the RCR. For buyers who understand that freehold land value appreciates independently of building age, The Riverine by the Park represents a rational entry into one of Singapore’s most compelling long-term urban regeneration corridors.