Rent vs D12 -19.2%
Rents below district median
Riviera 38's latest 12-month median rent is $2,990 compared with the D12 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Riviera 38 rent and sale price
D12 / Balestier, Toa Payoh, Serangoon
Address 38 Mar Thoma Road Riviera 38 Singapore 328712
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Quick summary about Riviera 38
Riviera 38 is a 999-year leasehold apartment in D12 / Balestier, Toa Payoh, Serangoon. The page currently tracks 140 rentals and 23 sales.
- Latest 12M median rent is $2,990 per month from 26 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,205,000, with median sale PSF at $1,596 psf from 4 sales.
- Rent is up 1.6% over the last 3 months. Sale PSF is up 4.2% over the last 3 months.
Riviera 38 Market Brief
Compare the project with D12 across rent, sale PSF, tenure and transaction activity.
Compared with D12
Sale PSF vs D12 -12.0%
Sale PSF near district median
Riviera 38's latest 12-month median sale PSF is $1,596 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 2.98%
Rent support above district screen
Gross yield is roughly 2.98% versus a D12 screen of 2.54%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 58.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +10.5%
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 Riviera 38 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,990
Is the asking rent fair?
$2,850 to $3,150 is the first fair-rent band to check. Above $3,150 should have a visible reason.
Latest 12M median sale PSF $1,596 psf
Is the purchase price fair?
$1,170,000 to $1,240,000 and $1,550 to $1,640 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,700
Are similar units renting for more?
1 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 58.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +10.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Riviera 38 Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1882
Property type Apartment, Non-Landed Properties
Sales 23 resale transactions
Total sold value $27.3M
Riviera 38 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 140 Jun 2021 to Jun 2026
Sale transactions 23 Aug 2021 to Apr 2026
Rent trend 1.6% Last 3 months
Sale PSF trend 4.2% Last 3 months
Riviera 38 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) 0.72 km away
POTONG PASIR MRT STATION 0.75 km away
BOON KENG MRT STATION 0.93 km away
Schools nearby
ST ANDREW'S SCHOOL (SECONDARY) 0.42 km away
BENDEMEER SECONDARY SCHOOL 0.48 km away
BENDEMEER PRIMARY SCHOOL 0.74 km away
STAMFORD AMERICAN INTERNATIONAL SCHOOL 1.2 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.04 km away
KALLANG PARK CONNECTOR Park / green link · 1.1 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.46 km away
Riviera 38 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,150 45 rentals in view
Latest median sale PSF $1,563 psf 8 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $3,150 0 - -
May 2026 3 $3,200 0 - -
Apr 2026 1 $2,600 1 $1,563 psf $1,380,000
Mar 2026 4 $4,375 1 $1,628 psf $735,888
Dec 2025 6 $3,100 0 - -
Nov 2025 3 $2,980 1 $1,683 psf $1,250,000
Oct 2025 1 $2,750 0 - -
Sept 2025 0 - 1 $1,562 psf $1,160,000
Aug 2025 4 $2,700 0 - -
Jul 2025 3 $2,900 2 $1,458 psf $800,000
Jun 2025 3 $2,800 0 - -
May 2025 4 $3,100 1 $1,563 psf $1,380,000
Projects Similar to Riviera 38
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Cradels 1.1 km away 339 transactions
- Median rent
- $2,900
- Median sale PSF
- $1,665 psf
- Median rent
- $3,000
- Median sale PSF
- $1,377 psf
- Median rent
- $3,000
- Median sale PSF
- $1,538 psf
- Median rent
- $2,900
- Median sale PSF
- $1,613 psf
- Median rent
- $2,700
- Median sale PSF
- $1,595 psf
- Median rent
- $3,000
- Median sale PSF
- $1,622 psf
Riviera 38 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,700 $2,612 77
2 bed $3,450 $3,351 35
3 bed $4,400 $4,211 28
Riviera 38 Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,600 $2,562 52
500 to 600 sqft $2,800 $2,716 25
700 to 800 sqft $3,200 $3,182 14
800 to 900 sqft $3,600 $3,464 21
1,100 to 1,200 sqft $4,400 $4,211 28
Riviera 38 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,200,000 $1,438 psf 7
11 to 15 $1,161,000 $1,483 psf 8
16 to 20 $1,007,500 $1,583 psf 4
21 to 25 $1,382,500 $1,501 psf 4
Riviera 38 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
Riviera 38 shows a latest 12-month median monthly rent of $2,990 across 26 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,990
Rentals in period 26
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 Riviera 38 show a median price of $1,205,000 and $1,596 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,205,000
Latest 12M median PSF $1,596 psf
Sale signal Moderate
- 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. Riviera 38 has 23 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $27.3M
Latest record Jun 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 Riviera 38 numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,990/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $1,596 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 Riviera 38 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.
Riviera 38 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Riviera 38?
Riviera 38 has a latest 12-month median monthly rent of $2,990 across 26 rentals in that period.
What is the typical sale price at Riviera 38?
The latest 12-month median sale price for Riviera 38 is $1,205,000, based on 4 sales in that period.
What is the median sale PSF at Riviera 38?
The latest 12-month median sale price per square foot for Riviera 38 is $1,596 psf. The average for the same period is $1,609 psf.
Is Riviera 38 freehold or leasehold?
Riviera 38 is listed as 999-year leasehold from 1882. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Riviera 38 located?
Riviera 38 is located at 38 Mar Thoma Road Riviera 38 Singapore 328712 in D12 / Balestier, Toa Payoh, Serangoon.
How current is the Riviera 38 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.