Rent vs D12 -24.3%
Rents below district median
Riverbay's latest 12-month median rent is $2,800 compared with the D12 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Riverbay rent and sale price
D12 / Balestier, Toa Payoh, Serangoon
Address 23 Mar Thoma Road Riverbay Singapore 328704
Open map
Quick summary about Riverbay
Riverbay is a 999-year leasehold apartment in D12 / Balestier, Toa Payoh, Serangoon. The page currently tracks 165 rentals and 60 sales.
- Latest 12M median rent is $2,800 per month from 33 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,010,000, with median sale PSF at $1,615 psf from 13 sales.
- Rent is down 1.9% over the last 3 months. Sale PSF is down 1.8% over the last 3 months.
Riverbay Market Brief
Compare the project with D12 across rent, sale PSF, tenure and transaction activity.
Compared with D12
Sale PSF vs D12 -10.9%
Sale PSF near district median
Riverbay's latest 12-month median sale PSF is $1,615 psf versus the D12 median of $1,813 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.33%
Rent support above district screen
Gross yield is roughly 3.33% versus a D12 screen of 2.54%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 48.2% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +4.3%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1882 matters most on sale price. Compare Riverbay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,800
Is the asking rent fair?
$2,650 to $2,950 is the first fair-rent band to check. Above $2,950 should have a visible reason.
Latest 12M median sale PSF $1,615 psf
Is the purchase price fair?
$980,000 to $1,040,000 and $1,570 to $1,660 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,500
Are similar units renting for more?
1 bed and 300 to 400 sqft give the closest unit-size checks.
Rent stability 48.2% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +4.3%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Riverbay Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1882
Property type Apartment, Non-Landed Properties
Sales 60 resale transactions
Total sold value $61.2M
Riverbay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 165 Jun 2021 to Jun 2026
Sale transactions 60 Jul 2021 to Jul 2026
Rent trend -1.9% Last 3 months
Sale PSF trend -1.8% Last 3 months
Riverbay Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
POTONG PASIR MRT STATION (NE10) 0.82 km away
POTONG PASIR MRT STATION 0.85 km away
BOON KENG MRT STATION 0.9 km away
Schools nearby
BENDEMEER SECONDARY SCHOOL 0.41 km away
ST ANDREW'S SCHOOL (SECONDARY) 0.51 km away
BENDEMEER PRIMARY SCHOOL 0.76 km away
STAMFORD AMERICAN INTERNATIONAL SCHOOL 1.28 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.02 km away
WHAMPOA PARK CONNECTOR Park / green link · 1 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.39 km away
Riverbay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 48 rentals in view
Latest median sale PSF $1,599 psf 20 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,599 psf $1,050,000
Jun 2026 3 $3,600 2 $1,563 psf $1,155,000
May 2026 3 $2,500 1 $1,703 psf $660,000
Apr 2026 5 $2,550 2 $1,629 psf $1,080,000
Mar 2026 2 $2,475 2 $1,621 psf $830,000
Feb 2026 1 $2,600 2 $1,654 psf $1,557,500
Jan 2026 4 $2,750 1 $1,520 psf $998,000
Dec 2025 3 $2,750 0 - -
Nov 2025 3 $3,800 0 - -
Oct 2025 0 - 2 $1,625 psf $1,188,000
Sept 2025 5 $3,000 0 - -
Aug 2025 4 $3,400 1 $1,630 psf $1,543,888
Projects Similar to Riverbay
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold The Interweave 1.1 km away 505 transactions
- Median rent
- $2,700
- Median sale PSF
- $1,595 psf
- Median rent
- $2,900
- Median sale PSF
- $1,665 psf
- Median rent
- $2,700
- Median sale PSF
- $1,512 psf
- Median rent
- $2,965
- Median sale PSF
- $1,494 psf
- Median rent
- $3,000
- Median sale PSF
- $1,377 psf
- Median rent
- $3,000
- Median sale PSF
- $1,622 psf
Riverbay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,500 $2,460 105
2 bed $3,350 $3,221 42
3 bed $4,200 $4,200 18
Riverbay Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
300 to 400 sqft $2,475 $2,357 72
500 to 600 sqft $2,800 $2,682 33
600 to 700 sqft $3,000 $2,993 21
700 to 800 sqft $3,400 $3,450 21
900 to 1,000 sqft $4,200 $4,200 18
Riverbay Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,226,444 $1,528 psf 6
11 to 15 $990,000 $1,519 psf 22
16 to 20 $991,500 $1,548 psf 16
21 to 25 $1,030,000 $1,562 psf 16
Riverbay Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Riverbay shows a latest 12-month median monthly rent of $2,800 across 33 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,800
Rentals in period 33
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Riverbay show a median price of $1,010,000 and $1,615 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,010,000
Latest 12M median PSF $1,615 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1882 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Riverbay has 60 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $61.2M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Riverbay numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,800/mo Test gross and net yield against typical rent. Buy vs rent $1.0M Compare ownership cost against renting. Mortgage $1.0M Estimate monthly payment from the sale price. Stamp duty $1,615 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D12 to compare Riverbay against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Riverbay FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Riverbay?
Riverbay has a latest 12-month median monthly rent of $2,800 across 33 rentals in that period.
What is the typical sale price at Riverbay?
The latest 12-month median sale price for Riverbay is $1,010,000, based on 13 sales in that period.
What is the median sale PSF at Riverbay?
The latest 12-month median sale price per square foot for Riverbay is $1,615 psf. The average for the same period is $1,616 psf.
Is Riverbay freehold or leasehold?
Riverbay is listed as 999-year leasehold from 1882. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Riverbay located?
Riverbay is located at 23 Mar Thoma Road Riverbay Singapore 328704 in D12 / Balestier, Toa Payoh, Serangoon.
How current is the Riverbay transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.