The Rivervale

The Rivervale is an executive condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,125 psf from 17 sales.

At a glance

District

District 19 (Hougang / Punggol / Sengkang)

Region

Outside Central Region

Type

Executive Condominium

Tenure

99-year lease from 1997, about 70 years left

Completed

2000, about 26 years old

What the prices say

The median home in The Rivervale sold for S$1,461,000: the middle of 17 sales in the 12 months to August 2026.

That is well below the middle condo project in District 19 (Hougang / Punggol / Sengkang), which sold at S$1,550 psf across 132 projects: about 27% lower. By price per square foot it ranks 72nd of the 74 projects in the district that have a price to show, where 1st is the highest.

Year by year, the median was S$742 psf in 2021 (28 sales) and S$1,146 psf in 2026 so far (6 sales), up about 54%. The highest year in the record was 2025 at S$1,126 psf.

Higher floors sold for more here: floors 11 to 15 at S$1,148 psf against S$1,098 psf on floors 1 to 5, about 5% more per square foot (24 months).

Against similar projects in the district

This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to The Rivervale's S$1,125 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.

Their middle figure is S$1,138 psf, about the same as The Rivervale (within 2%).

What sells here

17 homes sold in the last 12 months, the same as the 17 in the 12 months before.

The most common size was 1,200 to 1,499 sq ft, with 33 of the 34 sales in the last 24 months, well over half.

None of the 34 sales in the last 24 months were first sales of new units: all 34 were resales.

The first new sale in our records was in May 1998.

Rents and yield

Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,100 a month (45 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably above it: about 14% higher.

Over the 24 months the median rent was S$4,100 (88 contracts), the same as the latest 12 months.

By bedrooms: 3 bedrooms S$4,100 (44). The figure in brackets is the number of contracts.

Setting rent against price for 1,200 to 1,499 sq ft homes (43 rentals and 16 resale or sub-sale transactions) gives a gross yield estimate of 3.4%: a median rent of S$4,100 a month against a median price of S$1,460,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.

Age and lease

11 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of The Rivervale and have a price. Their middle price was S$1,221 psf, so The Rivervale sold a little below projects of a similar age: about 8% lower.

The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.

Leases and tenure in the glossary

What this page cannot tell you

A median is the middle of many different homes in The Rivervale. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.

The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.

Questions this page answers

What is the median price per square foot in The Rivervale?

S$1,125 psf in the 12 months to August 2026, from 17 sales. For the median home that is S$1,461,000.

How many homes sold in The Rivervale?

17 in the last 12 months and 34 in the last 24 months, across all sale types.

What do homes in The Rivervale rent for?

The median rent for contracts that began in the 12 months to August 2026 was S$4,100 a month, from 45 contracts.

What is the rental yield in The Rivervale?

Between 3.4% and 3.4% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.

How much lease is left in The Rivervale?

It is a 99-year lease from 1997, which leaves about 70 years at 2026.

Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.

The figures

Sale prices

Source: URA data. Data as of August 2026.

Price by year

Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.

Price by floor range

Price by unit size

The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.

Rent against price for The Rivervale, by size

Rents

Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.

Where to look next

• Work out the stamp duty on a purchase at these prices (Free, no sign-in)
• How buyer stamp duty works
• Loan limits: how much a bank can lend
• The cooling measures, including additional stamp duty
• Other condos in District 19 (Hougang / Punggol / Sengkang)
• Rents for every district, by size
• Rent against price for The Rivervale, by size
• Leases and tenure in the glossary

Other condos in District 19 (Hougang / Punggol / Sengkang)

• The Springbloom
• The Sunnydale
• The Sunshine
• The Tembusu
• The Terrace
• The Vales
• The Vue
• The Waterline
• The Yardley
• Toho Garden
• Toho Green
• Treasure Crest

About the data

Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.