Rent vs D19 -8.1%
Rents near district median
Riversails's latest 12-month median rent is $3,400 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Riversails rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 4 Upper Serangoon Crescent Riversails Singapore 534034
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Quick summary about Riversails
Riversails is a 99-year leasehold condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 576 rentals and 241 sales. Riversails is near BUANGKOK MRT STATION (NE15), about 1.17 km away.
For rent checks, start with the latest 12-month median of $3,400 per month and compare it with the full-history size-band range of $2,600 to $5,000. For sale checks, start with the latest 12-month median sale price of $1,370,944 and median sale PSF of $1,477 psf, then compare full-history floor-band evidence from $1,215,000 to $1,560,000 and PSF from $1,207 psf to $1,369 psf.
- Latest 12M median rent is $3,400 per month from 110 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,370,944, with median sale PSF at $1,477 psf from 28 sales.
- Rent is up 1.4% over the last 3 months. Sale PSF is up 3.2% over the last 3 months.
Riversails Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -11.6%
Sale PSF near district median
Riversails's latest 12-month median sale PSF is $1,477 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.98%
Rent support above district screen
Gross yield is roughly 2.98% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 33.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -24.3%
Activity is lighter
56 recent transactions versus 74 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2011 matters most on sale price. Compare Riversails against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,400
Is the asking rent fair?
$3,250 to $3,550 is the first fair-rent band to check. Above $3,550 should have a visible reason.
Latest 12M median sale PSF $1,477 psf
Is the purchase price fair?
$1,330,000 to $1,410,000 and $1,430 to $1,520 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,350
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 33.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -24.3%
Is activity rising?
Activity is lighter. 56 recent transactions versus 74 in the prior 6-month view.
Riversails Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2011
Property type Condominium, Non-Landed Properties
Sales 241 resale transactions
Total sold value $310.4M
Riversails Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 576 Jun 2021 to Jun 2026
Sale transactions 241 Jun 2021 to Jul 2026
Rent trend 1.4% Last 3 months
Sale PSF trend 3.2% Last 3 months
Riversails 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
BUANGKOK MRT STATION (NE15) 1.17 km away
BUANGKOK MRT STATION 1.22 km away
HOUGANG MRT STATION (NE14) 1.35 km away
Schools nearby
SERANGOON SECONDARY SCHOOL 0.38 km away
NORTH VISTA SECONDARY SCHOOL 0.5 km away
PUNGGOL PRIMARY SCHOOL 0.89 km away
NORTH VISTA PRIMARY SCHOOL 0.9 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 1.63 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 1.83 km away
SERANGOON PARK CONNECTOR Park / green link · 0.9 km away
BUANGKOK HAWKER CENTRE Food centre · 1.29 km away
Riversails Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 156 rentals in view
Latest median sale PSF $1,565 psf 52 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 2 $1,565 psf $1,674,000
Jun 2026 7 $3,500 5 $1,476 psf $1,255,000
May 2026 10 $2,700 1 $1,597 psf $1,650,000
Apr 2026 8 $3,850 3 $1,624 psf $1,800,000
Mar 2026 8 $3,450 3 $1,457 psf $1,280,000
Feb 2026 7 $3,500 2 $1,516 psf $1,527,499
Jan 2026 8 $3,360 1 $1,420 psf $1,345,000
Dec 2025 12 $3,550 0 - -
Nov 2025 9 $3,600 4 $1,422 psf $1,522,944
Oct 2025 11 $3,400 6 $1,487 psf $1,455,000
Sept 2025 13 $3,400 1 $1,412 psf $1,292,000
Aug 2025 7 $3,400 2 $1,502 psf $1,665,000
Projects Similar to Riversails
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2014 Kingsford Waterbay 0.3 km away 1,448 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,388 psf
- Median rent
- $3,400
- Median sale PSF
- $1,302 psf
- Median rent
- $3,350
- Median sale PSF
- $1,281 psf
- Median rent
- $3,000
- Median sale PSF
- $1,277 psf
- Median rent
- $3,100
- Median sale PSF
- $1,586 psf
- Median rent
- $3,500
- Median sale PSF
- $1,420 psf
Riversails Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,600 $2,500 131
2 bed $3,350 $3,167 319
3 bed $4,200 $4,040 111
4 bed $5,000 $4,837 15
Riversails Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,600 $2,490 122
600 to 700 sqft $2,800 $2,639 9
800 to 900 sqft $3,350 $3,156 224
900 to 1,000 sqft $3,400 $3,176 93
1,000 to 1,100 sqft $4,000 $4,064 32
1,100 to 1,200 sqft $4,200 $4,026 71
1,300 to 1,400 sqft $4,800 $4,517 15
1,600 to 1,700 sqft $5,500 $5,350 4
Riversails Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,240,000 $1,207 psf 53
06 to 10 $1,220,000 $1,369 psf 79
11 to 15 $1,215,000 $1,363 psf 64
16 to 20 $1,560,000 $1,285 psf 45
Riversails 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
Riversails shows a latest 12-month median monthly rent of $3,400 across 110 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,400
Rentals in period 110
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 Riversails show a median price of $1,370,944 and $1,477 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,370,944
Latest 12M median PSF $1,477 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2011 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. Riversails has 241 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $310.4M
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 Riversails numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,400/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,477 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 D19 to compare Riversails 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.
Riversails FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Riversails?
Riversails has a latest 12-month median monthly rent of $3,400 across 110 rentals in that period.
What is the typical sale price at Riversails?
The latest 12-month median sale price for Riversails is $1,370,944, based on 28 sales in that period.
What is the median sale PSF at Riversails?
The latest 12-month median sale price per square foot for Riversails is $1,477 psf. The average for the same period is $1,496 psf.
Is Riversails freehold or leasehold?
Riversails is listed as 99-year leasehold from 2011. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Riversails located?
Riversails is located at 4 Upper Serangoon Crescent Riversails Singapore 534034 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Riversails 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.