RIVERVALE CREST
UrbanLens Analysis
At $1,045 PSF, RIVERVALE CREST prices 29% below the District 19 median. Compare that to CHUAN PARK at $2,596 PSF -- a 60% premium that buyers need to justify. The 13-minute walk to Sengkang MRT (1008m) is workable, though not the kind of proximity that commands a premium on its own.
The 14.8% gain in two years signals steady demand -- solid, not speculative. With 28 deals in two years, the pricing data has reasonable statistical weight. For context, THE GARDEN RESIDENCES has gained 2.7% over the same period.
Around 70 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.5% tracks the OCR average of 3.4%. At $3,918/month median rent, income is market-rate -- neither a standout nor a weakness.
The 490-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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