Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
RIVIERA 38
MAR THOMA ROAD
680 mPOTONG PASIR MRT STATION
$1.32MMedian transacted price
4Transactions in latest 12 months
781–1,000 sqftMost popular unit size
RIVIERA 38 Market Snapshot
At Peak
At 12-Month High
Peak: Sep 2026Based on latest 12 months
▲ +93.0%
From 12-Month Low
Low: Mar 2026Based on latest 12 months
▲ +0.7%
Vs District Median PSF
Above District 12 medianBased on latest 12 months
▼ -8.9%
Vs RCR Median PSF
Below RCR medianBased on latest 12 months
5.9%
12M Turnover Rate
4 sales / 68 units
Latest 12-month sales
4
Up to latest imported transaction
Median transacted price
$1.32M
Latest 12 months
Median PSF
$1,619
Latest 12 months
Typical recorded price range
$1.04M – $1.4M
20th to 80th percentile
Latest transacted price
$1.42M
883 sqft · 1 Sep 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
RIVIERA 38 Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Aug 2021 to Sep 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Oct 2025 to Sep 2026.
Most popular unit size781–1,000 sqft
Median Sold Size813 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
Recent Transactions by Unit Size
<500 sqft Average Price Trend
<500 sqft Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $735.9K | $735.9K | $735.9K | $1,628 |
<500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Apt | 16 to 20 | 452 sqft | $1,628 | $735.9K |
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $1.25M | $1.25M | $1.25M | $1,683 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Apt | 11 to 15 | 743 sqft | $1,683 | $1.25M |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.42M | $1.42M | $1.42M | $1,609 |
| 2026-04 | 1 | $1.38M | $1.38M | $1.38M | $1,563 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | Apt | 06 to 10 | 883 sqft | $1,609 | $1.42M |
| 2026-04 | Apt | 16 to 20 | 883 sqft | $1,563 | $1.38M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
RIVIERA 38 Location & Nearby Amenities
Explore RIVIERA 38 and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
RIVIERA 38 Nearby Amenities
Closest amenities from RIVIERA 38. Distances are straight-line estimates.
MRT / LRT
- POTONG PASIR MRT STATION680 mNE10North East Line
- BOON KENG MRT STATION970 mNE9North East Line
- GEYLANG BAHRU MRT STATION1.1 kmDT24Downtown Line
Bus Interchanges
- Woodleigh Bus Interchange1.6 kmBidadari Pk Dr
- Toa Payoh Bus Interchange2.0 kmLor 6 Toa Payoh
- Serangoon Bus Interchange2.7 kmS'goon Ave 2
- Bishan Bus Interchange3.0 kmBishan St 13
Shopping Malls
- The Poiz Centre640 mUpper Serangoon Road
- Shaw Plaza1.5 kmBalestier Road
- The Woodleigh Mall1.5 kmBidadari Park Drive
- Balestier Plaza1.5 kmBalestier Road
Primary Schools
- ST ANDREW'S SCHOOL (JUNIOR)370 mFRANCIS THOMAS DRIVE
- BENDEMEER PRIMARY SCHOOL610 mBENDEMEER ROAD
- HONG WEN SCHOOL990 mTOWNER ROAD
- PEI CHUN PUBLIC SCHOOL1.4 kmLORONG 7 TOA PAYOH
- CEDAR PRIMARY SCHOOL1.5 kmCEDAR AVENUE
Secondary Schools
- ST ANDREW'S SCHOOL (SECONDARY)400 mFRANCIS THOMAS DRIVE
- BENDEMEER SECONDARY SCHOOL550 mST WILFRED ROAD
- CEDAR GIRLS' SECONDARY SCHOOL1.3 kmCEDAR AVENUE
- NORTHLIGHT SCHOOL1.3 kmTOWNER ROAD
Post-Secondary
- ST. ANDREW'S JUNIOR COLLEGE570 mSORBY ADAMS DRIVE
- NANYANG JUNIOR COLLEGE2.5 kmSERANGOON AVENUE 3
- RAFFLES INSTITUTION3.1 kmRAFFLES INSTITUTION LANE
MOE Kindergartens
- MOE KINDERGARTEN @ BENDEMEER610 mBENDEMEER ROAD
- MOE KINDERGARTEN @ CEDAR1.5 kmCEDAR AVENUE
- MOE KINDERGARTEN @ FIRST TOA PAYOH1.7 kmLORONG 8 TOA PAYOH
Childcare Centres
- MY WORLD PRESCHOOL LTD330 mJALAN TENTERAM
- Little Seeds Preschool380 mFRANCIS THOMAS DRIVE
- Charis Montessori @ Elim430 mSERANGOON ROAD
- MY FIRST SKOOL440 mWHAMPOA SOUTH
Infant Care Centres
- PCF Sparkletots Preschool @ Kolam Ayer Blk 26B (EY)690 mSAINT GEORGE'S LANE
- PCF SPARKLETOTS PRESCHOOL @ KOLAM AYER BLK 39 (EY)810 mBENDEMEER ROAD
- PCF Sparkletots Preschool @ Toa Payoh East Blk 261A (EY)1.2 kmTOA PAYOH EAST
- PCF Sparkletots Preschool @ Potong Pasir Blk 101 (EY)1.2 kmBIDADARI PARK DRIVE
Kindergartens
- Kim Keat Christian Church Kindergarten420 mBENG WAN ROAD
- Little Woods Montessori1.4 kmBALESTIER ROAD
- KHALSA KINDERGARTEN1.5 kmTESSENSOHN ROAD
- BrainFit School House Pte Ltd2.0 kmAH HOOD ROAD
Hawker Centres
- Geylang Bahru Blk 69 (Blk 69 Geylang Bahru Market and Food Centre)950 mGeylang Bahru
- Bendemeer Road Blk 29 (Bendemeer Market and Food Centre)960 mBendemeer Road
- Whampoa Drive Blk 90 (Whampoa Drive Makan Place/Whampoa Food Centre)1.1 kmWhampoa Drive
Supermarkets
- Mei Tang170 mSaint Michael's Road
- Prime Supermarket340 mJalan Tenteram
- Richfield Supermarket420 m
- Hao Mart440 mJalan Tenteram
Wet Markets
- Bishan Street 11 Wet Market2.2 kmBishan Street 11
- Serangoon Central Village2.9 kmSerangoon Avenue 3
Hospitals
- TAN TOCK SENG HOSPITAL1.9 kmJALAN TAN TOCK SENG
- TTSH Integrated Care Hub2.0 kmTAN TOCK SENG LINK
Polyclinics
- Toa Payoh Polyclinic960 mLorong 8 Toa Payoh
- Kallang Polyclinic1.4 kmSerangoon Road
- Geylang Polyclinic2.7 kmGeylang East Central
- Serangoon Polyclinic2.8 kmUpper Serangoon Road
Parks
- ST MICHAEL'S FC170 m
- ST MICHAEL'S PG190 m
- MAR THOMA ROAD PARK240 m
Libraries
- Toa Payoh Library1.6 kmToa Payoh Central
- Geylang East Library2.7 kmGeylang East Avenue 1
Community Clubs
- Potong Pasir CC620 mPotong Pasir Avenue 2
- Kolam Ayer CC730 mGeylang Bahru Lane
Sport Facilities
- St. Wilfred Sport Centre390 mSt. Wilfred Road
- Kallang Basin Swimming Complex1.1 kmGeylang Bahru Lane
- SAFRA CLUBHOUSE (TOA PAYOH)1.1 kmLOR 6 TOA PAYOH
Featured Listings
Properties currently available through Homy, with priority given to listings in RIVIERA 38.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
RIVIERA 38 Market Position & Nearby Transactions
How RIVIERA 38 compares with District 12 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,6194 project sales
District 12 Median PSF$1,608Median across district projects with recorded sales
Difference vs District+0.7%Above district median
Transactions Within 1 km50Recorded in the latest 12 months
Position Within District 12
RIVIERA 38 is more affordable than 45% of District 12 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
49of 89 District 12 projects with recorded sales
District reference range$1,300 – $2,029 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| SUNVILLE | 87 m | 200620 yrs old | — | 0 | — |
| RIVERBAY | 119 m | 201511 yrs old | 92 | 14 | $1,611 |
| MAR THOMA MANSIONS | 122 m | 199531 yrs old | — | 0 | — |
| M66 | 130 m | 201610 yrs old | 70 | 3 | $1,398 |
| THE CALLISTA | 130 m | 200620 yrs old | — | 1 | $1,361 |
| VETRO | 130 m | 201016 yrs old | 32 | 2 | $1,275 |
| CITY REGENCY | 155 m | 200917 yrs old | 56 | 2 | $1,621 |
| MOONSTONE VIEW | 165 m | 200422 yrs old | — | 1 | $1,522 |
| THE MORNINGTON | 173 m | 200521 yrs old | — | 2 | $1,379 |
| SUITES @ TOPAZ | 188 m | 201313 yrs old | 46 | 4 | $1,714 |
| TOPAZ MANSIONS | 190 m | — | — | 2 | $1,234 |
| AIRSTREAM | 197 m | 20179 yrs old | 70 | 2 | $1,639 |
| RIVERSIDE MELODIES | 197 m | 201313 yrs old | 41 | 3 | $1,605 |
| MOONSTONE RESIDENCES | 200 m | 200521 yrs old | — | 4 | $1,547 |
| ST MICHAEL REGENCY | 200 m | 200917 yrs old | 49 | 1 | $1,858 |
| RIO GARDENS | 214 m | 200620 yrs old | — | 0 | — |
| BEACON HEIGHTS | 217 m | 201214 yrs old | 212 | 7 | $1,545 |
| MOONSTONE ROYALE | 220 m | 200323 yrs old | — | 0 | — |
| 8 RAJA | 247 m | 201313 yrs old | 26 | 2 | $1,538 |
| SUN CREST | 269 m | — | 83 | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $650K | $650K | $650K | $1,725 |
| 2026-08 | 1 | $785K | $785K | $785K | $1,621 |
| 2026-06 | 1 | $605K | $605K | $605K | $1,813 |
| 2026-05 | 1 | $660K | $660K | $660K | $1,703 |
| 2026-04 | 2 | $702.5K | $640K | $765K | $1,634 |
| 2026-03 | 2 | $687.5K | $650K | $725K | $1,571 |
| 2026-01 | 1 | $675K | $675K | $675K | $1,742 |
| 2025-11 | 2 | $722.5K | $660K | $785K | $1,662 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 3 | $650K | $1,677 |
| SUITES @ TOPAZ | Apt | 46 | 3 | $661.7K | $1,723 |
| AIRSTREAM | Apt | 70 | 2 | $665K | $1,639 |
| CITY REGENCY | Apt | 56 | 2 | $785K | $1,621 |
| VETRO | Apt | 32 | 1 | $765K | $1,615 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $980K | $980K | $980K | $1,468 |
| 2026-08 | 1 | $830K | $830K | $830K | $1,606 |
| 2026-07 | 4 | $952.7K | $806K | $1.05M | $1,485 |
| 2026-06 | 1 | $780K | $780K | $780K | $1,510 |
| 2026-03 | 1 | $1.01M | $1.01M | $1.01M | $1,564 |
| 2026-01 | 1 | $998K | $998K | $998K | $1,520 |
| 2025-10 | 2 | $918K | $798K | $1.04M | $1,550 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 6 | $911K | $1,557 |
| BEACON HEIGHTS | Condo | 212 | 3 | $986K | $1,477 |
| M66 | Apt | 70 | 1 | $1.02M | $1,572 |
| THE CALLISTA | Apt | — | 1 | $806K | $1,361 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $1.38M | $1.38M | $1.38M | $1,545 |
| 2026-07 | 1 | $775K | $775K | $775K | $935 |
| 2026-06 | 1 | $1.53M | $1.53M | $1.53M | $1,615 |
| 2026-05 | 1 | $1.38M | $1.38M | $1.38M | $1,545 |
| 2026-04 | 1 | $1.52M | $1.52M | $1.52M | $1,605 |
| 2026-02 | 2 | $1.56M | $1.52M | $1.6M | $1,654 |
| 2025-11 | 1 | $1.72M | $1.72M | $1.72M | $1,858 |
| 2025-10 | 1 | $1.58M | $1.58M | $1.58M | $1,705 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 5 | $1.55M | $1,646 |
| BEACON HEIGHTS | Condo | 212 | 2 | $1.38M | $1,545 |
| ST MICHAEL REGENCY | Apt | 49 | 1 | $1.72M | $1,858 |
| VETRO | Apt | 32 | 1 | $775K | $935 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.58M | $1.58M | $1.58M | $1,398 |
| 2026-07 | 1 | $1.8M | $1.8M | $1.8M | $1,672 |
| 2026-06 | 1 | $1.65M | $1.65M | $1.65M | $1,580 |
| 2026-04 | 1 | $1.89M | $1.89M | $1.89M | $1,704 |
| 2026-03 | 1 | $1.64M | $1.64M | $1.64M | $1,522 |
| 2026-02 | 1 | $1.5M | $1.5M | $1.5M | $1,277 |
| 2025-12 | 1 | $1.36M | $1.36M | $1.36M | $1,176 |
| 2025-10 | 1 | $1.41M | $1.41M | $1.41M | $1,191 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| TOPAZ MANSIONS | Apt | — | 2 | $1.45M | $1,234 |
| BEACON HEIGHTS | Condo | 212 | 1 | $1.89M | $1,704 |
| M66 | Apt | 70 | 1 | $1.58M | $1,398 |
| MOONSTONE RESIDENCES | Apt | — | 1 | $1.65M | $1,580 |
| MOONSTONE VIEW | Apt | — | 1 | $1.64M | $1,522 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $1.8M | $1,672 |
| SUITES @ TOPAZ | Apt | 46 | 1 | $1.36M | $1,176 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.43M | $1.43M | $1.43M | $1,106 |
| 2026-07 | 1 | $1.71M | $1.71M | $1.71M | $1,406 |
| 2026-05 | 1 | $1.94M | $1.94M | $1.94M | $1,566 |
| 2026-03 | 2 | $2.08M | $1.89M | $2.28M | $1,564 |
| 2025-10 | 2 | $1.79M | $1.69M | $1.89M | $1,440 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MOONSTONE RESIDENCES | Apt | — | 3 | $1.9M | $1,539 |
| THE MORNINGTON | Apt | — | 2 | $1.7M | $1,379 |
| M66 | Apt | 70 | 1 | $1.43M | $1,106 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $2.28M | $1,605 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $2.44M | $2.44M | $2.45M | $1,321 |
| 2025-10 | 1 | $2.51M | $2.51M | $2.51M | $1,597 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 RAJA | Apt | 26 | 1 | $2.51M | $1,597 |
| BEACON HEIGHTS | Condo | 212 | 1 | $2.44M | $1,236 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $2.45M | $1,405 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.99M | $2.99M | $2.99M | $1,478 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 RAJA | Apt | 26 | 1 | $2.99M | $1,478 |
Market Interpretation
RIVIERA 38 recorded only 4 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is broadly in line with the District 12 project median.
Within 1 km, 20 nearby condominiums were identified; 15 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.RIVIERA 38 Project Details
Developer
Eastwood Green Pte Ltd
Property type
Condominium
District
District 12 - Balestier / Toa Payoh
Market segment
Rest of Central Region
Tenure
999 yrs lease commencing from 1882
TOP
2015
Total units
68
Postal code
328712
About RIVIERA 38
RIVIERA 38 is a condominium in Singapore District 12, completed in 2015 with 999 yrs lease commencing from 1882. It recorded 4 transactions during the latest 12-month period in the database, with a median transacted price of $1.32M and a median of $1,619 psf. The most frequently transacted size range is 781–1,000 sqft, representing 50.0% of transactions with recorded floor area. POTONG PASIR MRT STATION is approximately 680 m away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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