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Condominium Project Intelligence
RIVIERA 38
MAR THOMA ROAD
680 mPOTONG PASIR MRT STATION
$1.21MMedian transacted price
4Transactions in latest 12 months
501–780 sqftMost popular unit size
Market Snapshot
At Peak
At 12-Month High
Peak: Apr 2026Based on latest 12 months
▲ +87.5%
From 12-Month Low
Low: Mar 2026Based on latest 12 months
▼ -0.3%
Vs District Median PSF
Below District 12 medianBased on latest 12 months
▼ -9.7%
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 completed Month
Median transacted price
$1.21M
Latest 12 months
Median PSF
$1,596
Latest 12 months
Typical recorded price range
$990.4K – $1.3M
20th to 80th percentile
Latest transacted price
$1.38M
883 sqft · 1 Apr 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: July 2026•Last updated: 3 Aug 2026
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 Apr 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size501–780 sqft
Median Sold Size743 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: July 2026•Last updated: 3 Aug 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 | Apartment | 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 |
| 2025-09 | 1 | $1.16M | $1.16M | $1.16M | $1,562 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Apartment | 11 to 15 | 743 sqft | $1,683 | $1.25M |
| 2025-09 | Apartment | 06 to 10 | 743 sqft | $1,562 | $1.16M |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.38M | $1.38M | $1.38M | $1,563 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Apartment | 16 to 20 | 883 sqft | $1,563 | $1.38M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
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
Nearby Amenities
Closest amenities from RIVIERA 38. Distances are straight-line estimates.
MRT / LRT
- POTONG PASIR MRT STATION680 mUPPER SERANGOON ROAD
- BOON KENG MRT STATION970 mSERANGOON ROAD
- GEYLANG BAHRU MRT STATION1.1 kmKALLANG BAHRU
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
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
Hospitals
- TAN TOCK SENG HOSPITAL1.9 kmJALAN TAN TOCK SENG
- TTSH Integrated Care Hub2.0 kmTAN TOCK SENG LINK
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
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$1,5964 project sales
District 12 Median PSF$1,601Median across district projects with recorded sales
Difference vs District-0.3%Below district median
Transactions Within 1 km53Recorded in the latest 12 months
Position Within District 12
RIVIERA 38 is more affordable than 51% of District 12 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
44of 90 District 12 projects with recorded sales
District reference range$1,321 – $2,080 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 | — | 1 | $1,462 |
| RIVERBAY | 119 m | 201511 yrs old | 92 | 14 | $1,623 |
| MAR THOMA MANSIONS | 122 m | 199531 yrs old | — | 0 | — |
| M66 | 130 m | 201610 yrs old | 70 | 2 | $1,446 |
| THE CALLISTA | 130 m | 200620 yrs old | — | 0 | — |
| VETRO | 130 m | 201016 yrs old | 32 | 3 | $1,529 |
| CITY REGENCY | 155 m | 200917 yrs old | 56 | 4 | $1,541 |
| MOONSTONE VIEW | 165 m | 200422 yrs old | — | 2 | $1,496 |
| THE MORNINGTON | 173 m | 200521 yrs old | — | 1 | $1,352 |
| SUITES @ TOPAZ | 188 m | 201313 yrs old | 46 | 3 | $1,703 |
| TOPAZ MANSIONS | 190 m | — | — | 2 | $1,234 |
| AIRSTREAM | 197 m | 20179 yrs old | 70 | 4 | $1,541 |
| RIVERSIDE MELODIES | 197 m | 201313 yrs old | 41 | 3 | $1,672 |
| 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 | $1,569 |
| 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) |
|---|---|---|---|---|---|
| 2026-06 | 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 |
| 2025-09 | 4 | $738.3K | $720K | $750K | $1,541 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AIRSTREAM | Apt | 70 | 4 | $697.5K | $1,590 |
| CITY REGENCY | Apt | 56 | 3 | $759.3K | $1,568 |
| RIVERBAY | Apt | 92 | 3 | $650K | $1,677 |
| SUITES @ TOPAZ | Apt | 46 | 2 | $667.5K | $1,723 |
| 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) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.03M | $1.02M | $1.05M | $1,586 |
| 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 |
| 2025-09 | 1 | $938K | $938K | $938K | $1,529 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 5 | $927.2K | $1,548 |
| BEACON HEIGHTS | Condo | 212 | 1 | $1.04M | $1,555 |
| M66 | Apt | 70 | 1 | $1.02M | $1,572 |
| VETRO | Apt | 32 | 1 | $938K | $1,529 |
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) |
|---|---|---|---|---|---|
| 2026-07 | 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 |
| 2025-09 | 1 | $1.41M | $1.41M | $1.41M | $1,523 |
| 2025-08 | 3 | $1.41M | $1.33M | $1.54M | $1,537 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 6 | $1.55M | $1,644 |
| BEACON HEIGHTS | Condo | 212 | 2 | $1.4M | $1,534 |
| CITY REGENCY | Apt | 56 | 1 | $1.33M | $1,520 |
| ST MICHAEL REGENCY | Apt | 49 | 1 | $1.72M | $1,858 |
| SUNVILLE | Apt | — | 1 | $1.37M | $1,462 |
| 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) |
|---|---|---|---|---|---|
| 2026-07 | 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 |
| 2025-09 | 2 | $1.72M | $1.7M | $1.74M | $1,574 |
| 2025-08 | 1 | $1.85M | $1.85M | $1.85M | $1,669 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BEACON HEIGHTS | Condo | 212 | 4 | $1.79M | $1,630 |
| TOPAZ MANSIONS | Apt | — | 2 | $1.45M | $1,234 |
| 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) |
|---|---|---|---|---|---|
| 2026-05 | 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 |
| 2025-09 | 2 | $2.12M | $1.82M | $2.43M | $1,590 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MOONSTONE RESIDENCES | Apt | — | 3 | $1.9M | $1,539 |
| RIVERSIDE MELODIES | Apt | 41 | 2 | $2.35M | $1,657 |
| MOONSTONE VIEW | Apt | — | 1 | $1.82M | $1,470 |
| THE MORNINGTON | Apt | — | 1 | $1.69M | $1,352 |
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) |
|---|---|---|---|---|---|
| 2025-10 | 1 | $2.51M | $2.51M | $2.51M | $1,597 |
| 2025-09 | 1 | $2.03M | $2.03M | $2.03M | $1,319 |
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 |
| M66 | Apt | 70 | 1 | $2.03M | $1,319 |
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.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 $1.21M and a median of $1,596 psf. The most frequently transacted size range is 501–780 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 and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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