RIVIERA 38
UrbanLens Analysis
RIVIERA 38 commands $1,563 PSF -- 0% above what District 12 typically fetches ($1,562 PSF). Potong Pasir MRT is 728m away (9-min walk), functional but not a headline selling point. Against THE ORIE at $2,723 PSF, the 43% discount is worth examining closely.
Prices are up 7.2% over two years, reflecting genuine buyer interest without bubble-level exuberance. 8 transactions over two years is modest; the trend is directional, not definitive. For context, GEM RESIDENCES has gained 8.4% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Gross yield of 4.0% beats the RCR average of 3.5%. With $3,892/month median rent, income-focused buyers have a real case here.
At 102 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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