🔥 Founder pricing — S$49/mo

CONDODistrict 19

CASA RIVIERA

Details

Project: CASA RIVIERA
TOP year: 1997
Tenure: Freehold
Total units: 31
Land size: 2,711 sqm (29,184 sqft)
Plot ratio: 1.4
Developer: Coming soon
Gross rental yield: Not enough rental data
Storeys: 4
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryZHONGHUA PRIMARY SCHOOL885 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

1.8 km from Serangoon North (CRL Phase 1), opening 2030 · ~22 min walk

Unit Catalogue for CASA RIVIERA

Total units	31
Size range	1,141–1,819 sqft

Bedrooms	Units	Share
3-bedroom	23	74%
4-bedroom	8	26%

Relevant market insights

How District 19 compares across the market
Freehold vs leasehold — which performed better
Does being near an MRT lift returns

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

CASA RIVIERA is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 29 years old · average unit ~1,389 sqft · ~31 units (consent difficulty)

Based on 4 comparable past collective-sale deals (RICHARDS MANSIONS 2010, PARRY GARDENS 2005, CALISAY 2007).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 31 units at CASA RIVIERA. 94% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 81% have been held over 10 years.

94%

Free to sell now

29 of 31 tracked · past SSD

74%

Sitting on a gain

20 of 27 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 57 total recorded transactions.

								Sellable from
Dec 2023		Resale	$1,700,000	1,334	$1,274	—	19B LIM TUA TOW ROAD	Q4 2026
Oct 2023		Resale	$1,570,000	1,205	$1,303	—	19B LIM TUA TOW ROAD	Q4 2026
2021-04-16		Resale	$1,280,000	1,130	$1,133	—	19B LIM TUA TOW ROAD	Nowsince Q2 2024
2021-02-10		Resale	$1,220,000	1,237	$986	—	19B LIM TUA TOW ROAD	Nowsince Q1 2024
2019-11-27		Resale	$1,100,000	1,205	$913	—	19B LIM TUA TOW ROAD	Nowsince Q4 2022
2017-07-27		Resale	$1,660,000	1,819	$913	—	19B LIM TUA TOW ROAD	Nowsince Q3 2020
2016-05-17		Resale	$1,520,000	1,765	$861	—	19B LIM TUA TOW ROAD	Nowsince Q2 2020
2015-10-05		Resale	$1,375,000	1,377	$999	—	19B LIM TUA TOW ROAD	Nowsince Q4 2019
2015-05-18		Resale	$1,160,000	1,205	$963	—	19B LIM TUA TOW ROAD	Nowsince Q2 2019
2013-06-17		Resale	$1,700,000	1,679	$1,013	—	19B LIM TUA TOW ROAD	Nowsince Q2 2017

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

30 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Casa Cambio	108 m	2026-06-01	Resale	$850,000	484	$1,756
Space @ Kovan	166 m	2026-06-01	Resale	$783,666	549	$1,427
Cambio Suites	132 m	2026-04-01	Resale	$1,188,000	796	$1,492
Space @ Kovan	166 m	2026-04-01	Resale	$1,140,000	742	$1,536
Space @ Kovan	166 m	2026-03-01	Resale	$740,000	419	$1,766
Casa Cambio	108 m	2026-02-01	Resale	$828,000	473	$1,751
Casa Cambio	108 m	2026-02-01	Resale	$870,000	495	$1,758
Wembly Residences	239 m	2026-02-01	Resale	$2,640,000	1,883	$1,402
Stadia	127 m	2025-12-01	Resale	$1,330,000	904	$1,471
Residences Botanique	286 m	2025-12-01	Resale	$1,465,000	882	$1,661
Vibes @ Kovan	246 m	2025-11-01	Resale	$630,000	376	$1,676
Vina Lodge	282 m	2025-09-01	Resale	$1,920,000	1,711	$1,122
Residences Botanique	286 m	2025-09-01	Resale	$1,780,000	1,151	$1,546
Residences Botanique	286 m	2025-07-01	Resale	$1,950,000	1,184	$1,647
Stadia	127 m	2025-06-01	Resale	$860,000	559	$1,538
Stadia	127 m	2025-04-01	Resale	$858,000	559	$1,535
Cambio Suites	132 m	2025-03-01	Resale	$2,328,000	1,743	$1,336
Vibes @ Kovan	246 m	2025-03-01	Resale	$825,000	570	$1,447
Cambio Suites	132 m	2024-12-01	Resale	$808,888	505	$1,602
Vibes @ Kovan	246 m	2024-11-01	Resale	$760,000	516	$1,473

Profit & Loss

haio estimate

2 realized resale exits at CASA RIVIERA over the 5y window — 2 profitable, 0 at a loss, averaging 2.36%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
4BR	2	26y 7m	2.36%
Total	2	26y 7m	2.36%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of CASA RIVIERA. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

CASA RIVIERAhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=31 traced current owners, 100.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at CASA RIVIERA, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

CASA RIVIERA has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

90 within 1 km

Lowest

$826

psf

Average

$1,499

psf

Highest

$2,148

psf

This propertyNearby condo


108 m	Casa Cambio	FH	2014	$1,725
127 m	Stadia	FH	2010	$1,535
132 m	Cambio Suites	FH	2016	$1,414
166 m	Kovan Centre	FH	1992	—
166 m	Space @ Kovan	FH	2015	$1,591
222 m	Highland Centre	FH	—	—
239 m	Wembly Residences	FH	2011	$1,432
246 m	Vibes @ Kovan	FH	2014	$1,460
267 m	Icb Shopping Centre	FH	—	—
272 m	The Morning Glory	FH	2003	$1,471
282 m	Vina Lodge	FH	2002	$1,120
286 m	Residences Botanique	FH	2012	$1,612
304 m	Kovan Primera	FH	2005	—
327 m	Spazio @ Kovan	FH	2016	$1,663
327 m	Nam Peng Centre	FH	1995	—
331 m	Yeley Building	FH	1997	—
352 m	Sai Ho Building	FH	1986	—
354 m	Kovan 81	FH	—	—
365 m	Central View	LH	2002	$1,318
365 m	Forest Woods	LH	2020	$2,029
376 m	The Stradia	FH	—	—
405 m	Upper Serangoon Shopping Centre	FH	1982	$1,174
433 m	Choon Kim House	FH	—	—
442 m	Hillside Mansions	FH	1992	$1,454
536 m	Cherryhill	FH	1994	$1,686
548 m	Kovan Apartments	FH	—	—
586 m	D'Pavilion	FH	2010	$1,494
588 m	Jansen House	FH	2026	$2,035
596 m	D'Hiro@Hillside	FH	2013	$1,372
597 m	Jansen Spring	FH	2001	—
600 m	Serangoon Apartments	FH	1978	—
618 m	Mint Residences @ Jansen	FH	2009	$1,339
618 m	Residences @ Jansen	FH	2008	$1,299
627 m	Zhen Ji Garden	FH	—	—
635 m	Calisay	FH	1985	—
637 m	Cherry Gardens	LH	2004	$826
642 m	57 @ Kovan	FH	—	—
647 m	Jansen 28	FH	1999	$1,289
648 m	The Bently Residences@Kovan	FH	2016	$1,673
650 m	Palm Grove Condominium	FH	2002	$1,430
658 m	Evania	FH	2010	$1,534
665 m	Foh Pin Mansion	FH	1979	—
673 m	Sanctuary @ 813	FH	2011	$1,485
678 m	Kovana	FH	2007	$1,549
679 m	Urban Residences	FH	2014	$1,499
681 m	Hilbre28	FH	2017	—
687 m	Grand Regalia	FH	2004	$1,076
692 m	Charlton Corner	FH	—	—
696 m	Jade Residences	FH	2017	$1,778
699 m	Charles Ville	FH	1986	—
702 m	Palm Haven	FH	2002	$1,458
707 m	The Minton	LH	2013	$1,547
707 m	Brighton View	FH	1985	—
711 m	Palm Ville	FH	—	—
712 m	Rosalia Park	FH	1995	$1,266
717 m	Kovan Lodge	FH	1984	—
717 m	Kovan Jewel	FH	2024	$2,148
719 m	Suites @ Paya Lebar	FH	2013	$1,639
731 m	Charlton Garden	FH	1984	—
741 m	Highland Condominium	FH	—	—
751 m	Kovan Esquire	FH	1998	$1,558
759 m	Tangerine Grove	FH	2007	$1,707
768 m	Charlton Lodge	FH	1984	—
775 m	Prestige Point	FH	2016	$1,509
783 m	Kovan Crest	FH	1999	$1,363
795 m	Isuites @ Palm	FH	2013	$1,535
803 m	Treasure Mansions	FH	2005	$1,341
811 m	Park Residences Kovan	FH	2014	$1,863
820 m	3@Sandilands	FH	2010	$1,309
850 m	Aroozoo Centre	FH	1986	—
862 m	Sunglade	LH	2003	$1,629
864 m	Leith Grove	FH	—	—
873 m	Minton Court	FH	1992	—
876 m	The Yardley	FH	2005	$2,012
878 m	Glasgow Residence	FH	2010	$1,477
889 m	Breezy Mansions	FH	2002	$1,350
889 m	Eastern Way Mansions	FH	1983	—
893 m	Yikai Court	FH	—	—
919 m	Treasure Gardens	FH	—	—
944 m	Kj Mansion	FH	2003	—
945 m	One Rosyth	FH	2011	$1,504
947 m	Rosyth Lodge	FH	—	—
951 m	Sunshine Grove	FH	—	—
952 m	Rosyth Ville	FH	2007	$1,358
970 m	3@Phillips	FH	2007	—
985 m	Fragrant Gardens	FH	1991	$1,298
991 m	Affluence Court	FH	1990	$1,322
992 m	Gillenia	FH	2009	$1,395
996 m	Cardiff Court	LH	1987	—
1,000 m	Mondo Mansion Building	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Zhonghua Primary School≤ 1 km885 m
Yangzheng Primary School≤ 1 km1000 m
Paya Lebar Methodist Girls' School (Primary)1–2 km1.16 km
CHIJ Our Lady Of Good Counsel1–2 km1.3 km
St. Gabriel'S Primary School1–2 km1.57 km
Xinghua Primary School1–2 km1.69 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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