CONDODistrict 12

EIGHT RIVERSUITES

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EIGHT RIVERSUITES

Details

Project: EIGHT RIVERSUITES
TOP year: 2016
Tenure: 99-year leasehold
Lease start: 2011
Land size: 18,617 sqm (200,392 sqft)
Plot ratio: 3.5
Developer: UE Development (Bendemeer) Pte Ltd
Gross rental yield: ~3.8% · ~$1.35M (est.)
Storeys: 29
Market segment: RCR
Total units: 862
Blocks: 4
District: 12

Transactions

Showing 10 of 1210

Beds

Period

Size–sqft


Aug 2026	3BR	$1,980,000	980	$2,020
Aug 2026	3BR	$1,940,000	1,076	$1,803
Aug 2026	3BR	$1,860,000	980	$1,898
Jul 2026	2BR	$1,460,000	840	$1,738
Jul 2026	2BR	$1,420,000	700	$2,029
Jul 2026	2BR	$1,495,000	807	$1,853
Jul 2026	4BR	$2,680,000	1,356	$1,976
Jul 2026	2BR	$1,500,000	840	$1,786
Jun 2026	1BR	$845,888	441	$1,918
Jun 2026	3BR	$2,050,000	1,195	$1,715

Price Action

Flat−1.2%Last 12 months$1,853 psf

Beds

PSF (S$)109 sales · Sep 2024 to Aug 2026

typical range, $1,783 to $1,92712 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of EIGHT RIVERSUITES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	188	22%	441-936 sqft	S$3,100/mo	~4.4%	83
2BR	308	36%	700-1,658 sqft	S$4,000/mo	~3.6%	98
3BR	317	37%	936-2,142 sqft	S$5,100/mo	~3.3%	75
4BR	29	3%	1,356-2,508 sqft	S$7,150/mo*	~3.2%· low sample (4 leases, 2 sales)	4

20 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Arcady At Boon Keng	175 m	Aug 2026	New Sale	3BR	$2,860,000	1,087	$2,631
The Arcady At Boon Keng	175 m	Jul 2026	New Sale	4BR	$3,794,000	1,410	$2,691
The Arcady At Boon Keng	175 m	Jul 2026	New Sale	2BR	$2,102,000	764	$2,751
Regent Residences	269 m	May 2026	Resale	2BR	$1,380,000	818	$1,687
Regent Residences	269 m	Jan 2026	Resale	2BR	$1,400,000	818	$1,711
Regent Residences	269 m	Sep 2025	Resale	2BR	$1,390,000	818	$1,699
Canaan	276 m	Oct 2024	Resale	—	$1,998,213	1,281	$1,560
Canaan	276 m	Oct 2024	Resale	—	$1,657,643	947	$1,750
Canaan	276 m	Oct 2024	Resale	—	$1,410,503	775	$1,820
Regent Court	269 m	14 Jun 2011	Resale	—	$1,040,000	969	$1,073
Regent Court	269 m	13 May 2011	Resale	—	$1,800,000	1,120	$1,607
Regent Court	269 m	12 May 2011	Resale	—	$1,375,000	969	$1,419

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

EIGHT RIVERSUITES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

270 realized resale exits at EIGHT RIVERSUITES.260 profitable, 10 at a loss.Median 2.13%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	42	12y 0m	$1,506	$1,870	S$148,944	1.69%
2BR	74	11y 4m	$1,382	$1,786	S$236,250	1.89%
3BR	107	10y 8m	$1,301	$1,711	S$370,000	2.39%
4BR	33	10y 11m	$1,239	$1,622	S$496,500	2.54%
5BR+	4	10y 4m	$916	$1,395	S$730,500	2.99%
Total	260	11y 2m	$1,332	$1,739	S$278,800	2.17%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	8	9y 6m	$1,670	$1,614	S$-33,701	-0.30%
3BR	1	9y 5m	$1,236	$1,229	S$-6,000	-0.06%
5BR+	1	10y 8m	$1,122	$1,070	S$-110,000	-0.44%
Total	10	9y 7m	$1,670	$1,607	S$-33,701	-0.30%

Exit Risk

If you bought at EIGHT RIVERSUITES today: ~$1,853 psf.Resale median, last 12 months, 55 sales.

Where current owners entered (psf)

today ~$1,853

$1,101 p5median $1,424p95 $1,894

Your entry price$1,850 psf

92.5%

≈ top quartile for this project

of current owners entered below $1,853 psf — they could sell below your entry and still profit.

85.0%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 12

EIGHT RIVERSUITES

Compare projects →

EIGHT RIVERSUITES

Details

Project: EIGHT RIVERSUITES
TOP year: 2016
Tenure: 99-year leasehold
Lease start: 2011
Land size: 18,617 sqm (200,392 sqft)
Plot ratio: 3.5
Developer: UE Development (Bendemeer) Pte Ltd
Gross rental yield: ~3.8% · ~$1.35M (est.)
Storeys: 29
Market segment: RCR
Total units: 862
Blocks: 4
District: 12

Transactions

Showing 10 of 1210

Beds

Period

Size–sqft


Aug 2026	3BR	$1,980,000	980	$2,020
Aug 2026	3BR	$1,940,000	1,076	$1,803
Aug 2026	3BR	$1,860,000	980	$1,898
Jul 2026	2BR	$1,460,000	840	$1,738
Jul 2026	2BR	$1,420,000	700	$2,029
Jul 2026	2BR	$1,495,000	807	$1,853
Jul 2026	4BR	$2,680,000	1,356	$1,976
Jul 2026	2BR	$1,500,000	840	$1,786
Jun 2026	1BR	$845,888	441	$1,918
Jun 2026	3BR	$2,050,000	1,195	$1,715

Price Action

Flat−1.2%Last 12 months$1,853 psf

Beds

PSF (S$)109 sales · Sep 2024 to Aug 2026

typical range, $1,783 to $1,92712 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of EIGHT RIVERSUITES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

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Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	188	22%	441-936 sqft	S$3,100/mo	~4.4%	83
2BR	308	36%	700-1,658 sqft	S$4,000/mo	~3.6%	98
3BR	317	37%	936-2,142 sqft	S$5,100/mo	~3.3%	75
4BR	29	3%	1,356-2,508 sqft	S$7,150/mo*	~3.2%· low sample (4 leases, 2 sales)	4

20 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Arcady At Boon Keng	175 m	Aug 2026	New Sale	3BR	$2,860,000	1,087	$2,631
The Arcady At Boon Keng	175 m	Jul 2026	New Sale	4BR	$3,794,000	1,410	$2,691
The Arcady At Boon Keng	175 m	Jul 2026	New Sale	2BR	$2,102,000	764	$2,751
Regent Residences	269 m	May 2026	Resale	2BR	$1,380,000	818	$1,687
Regent Residences	269 m	Jan 2026	Resale	2BR	$1,400,000	818	$1,711
Regent Residences	269 m	Sep 2025	Resale	2BR	$1,390,000	818	$1,699
Canaan	276 m	Oct 2024	Resale	—	$1,998,213	1,281	$1,560
Canaan	276 m	Oct 2024	Resale	—	$1,657,643	947	$1,750
Canaan	276 m	Oct 2024	Resale	—	$1,410,503	775	$1,820
Regent Court	269 m	14 Jun 2011	Resale	—	$1,040,000	969	$1,073
Regent Court	269 m	13 May 2011	Resale	—	$1,800,000	1,120	$1,607
Regent Court	269 m	12 May 2011	Resale	—	$1,375,000	969	$1,419

Nearby Condos

50 within 1 km

This property

$1,876

psf · 109 sales

Lowest

$1,186

psf

Average

$1,623

psf

Highest

$2,627

psf

Eight Riversuites sits 16% above the nearby average for the last 2 years of sales.


—	Eight RiversuitesThis property	LH	2016	$1,876
175 m	The Arcady At Boon Keng	FH	2028	$2,627
269 m	Regent Residences	FH	2015	$1,686
269 m	Regent Court	FH	1984	—
276 m	Canaan	FH	2023	$1,820
302 m	St Francis Court	LH	1994	$1,186
321 m	One St Michael'S	FH	2009	$1,802
338 m	St Francis Lodge	FH	1998	$1,443
347 m	The Richmond	FH	1999	$1,588
363 m	St Michael'S Place	FH	1997	$1,476
421 m	The Aberdeen	FH	1997	$1,544

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

270 realized resale exits at EIGHT RIVERSUITES.260 profitable, 10 at a loss.Median 2.13%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	42	12y 0m	$1,506	$1,870	S$148,944	1.69%
2BR	74	11y 4m	$1,382	$1,786	S$236,250	1.89%
3BR	107	10y 8m	$1,301	$1,711	S$370,000	2.39%
4BR	33	10y 11m	$1,239	$1,622	S$496,500	2.54%
5BR+	4	10y 4m	$916	$1,395	S$730,500	2.99%
Total	260	11y 2m	$1,332	$1,739	S$278,800	2.17%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	8	9y 6m	$1,670	$1,614	S$-33,701	-0.30%
3BR	1	9y 5m	$1,236	$1,229	S$-6,000	-0.06%
5BR+	1	10y 8m	$1,122	$1,070	S$-110,000	-0.44%
Total	10	9y 7m	$1,670	$1,607	S$-33,701	-0.30%

Exit Risk

If you bought at EIGHT RIVERSUITES today: ~$1,853 psf.Resale median, last 12 months, 55 sales.

Where current owners entered (psf)

today ~$1,853

$1,101 p5median $1,424p95 $1,894

Your entry price$1,850 psf

92.5%

≈ top quartile for this project

of current owners entered below $1,853 psf — they could sell below your entry and still profit.

85.0%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Bendemeer Primary SchoolPhase 2C · 27 applied · 133 places	20 m	≤ 1 km	No ballot	27	133
Hong Wen SchoolPhase 2C · 153 applied · 62 places	670 m	≤ 1 km	Balloted · ≤ 1 km	153	62
Your band is exactly the cut — priority, but contested.
St Andrew'S School (Junior)Phase 2C · 104 applied · 84 places	890 m	≤ 1 km	Balloted · ≤ 1 km	104	84
Your band is exactly the cut — priority, but contested.

6 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Farrer Park Primary SchoolPhase 2C · 24 applied · 129 places	1.74 km	1–2 km	No ballot	24	129
Cedar Primary SchoolPhase 2C · 57 applied · 146 places	1.82 km	1–2 km	No ballot	57	146
Canossa Catholic Primary SchoolPhase 2C · 34 applied · 60 places	1.84 km	1–2 km	No ballot	34	60
Pei Chun Public SchoolPhase 2C · 94 applied · 45 places	1.9 km	1–2 km	Balloted · ≤ 1 km	94	45
Did not reach this home's band.
Geylang Methodist School (Primary)Phase 2C · 138 applied · 138 places	2.01 km	2 km?	No ballot	138	138
blocks 2, 6 & 8 borderline for the 2 km band
St. Joseph'S Institution JuniorPhase 2C · 115 applied · 78 places	2.04 km	2 km?	Balloted · 1–2 km	115	78
block 10 borderline for the 2 km bandPhase 2C balloted at the 1–2 km group in 2025. Whether this home falls inside that line is borderline for our straight-line measure — check MOE's School Query below.

Amenities

Where Else You Can Buy

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Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for EIGHT RIVERSUITES

Beds

	01	02	03	04	05	06	07	08
29			#29-031,9163BR	#29-044411BR	#29-054411BR	#29-061,9163BR	#29-072,1423BR	#29-081,8303BR
28	#28-017002BR		#28-039803BR	#28-044411BR	#28-054411BR	#28-069803BR	#28-079363BR	#28-087002BR
27	#27-017002BR	#27-021,0763BR	#27-039803BR	#27-044411BR	#27-054411BR	#27-069803BR	#27-071,1953BR	#27-087002BR
26	#26-017002BR	#26-029363BR	#26-039803BR	#26-044411BR	#26-054411BR	#26-069803BR	#26-079363BR	#26-087002BR
25	#25-017002BR	#25-021,1953BR	#25-039803BR	#25-044411BR	#25-054411BR	#25-069803BR	#25-071,1953BR	#25-087002BR
24	#24-017002BR	#24-029363BR	#24-039803BR	#24-044411BR	#24-054411BR	#24-069803BR	#24-079363BR	#24-087002BR
23	#23-017002BR	#23-021,1953BR	#23-039803BR	#23-044411BR	#23-054411BR	#23-069803BR	#23-071,1953BR	#23-087002BR
22	#22-017002BR	#22-029363BR	#22-039803BR	#22-044411BR	#22-054411BR	#22-069803BR	#22-079363BR	#22-087002BR
21	#21-017002BR	#21-021,1953BR	#21-039803BR	#21-044411BR	#21-054411BR	#21-069803BR	#21-071,1953BR	#21-088072BR
20	#20-017002BR	#20-029363BR	#20-039803BR	#20-044411BR	#20-054411BR	#20-069803BR	#20-079363BR	#20-087002BR
19	#19-017002BR	#19-021,2163BR	#19-039803BR	#19-044411BR	#19-054411BR	#19-069803BR	#19-071,1953BR	#19-087002BR
18	#18-017002BR	#18-029363BR	#18-039803BR	#18-044411BR	#18-054411BR	#18-069803BR	#18-079363BR	#18-087002BR
17	#17-017002BR	#17-021,1953BR	#17-039803BR	#17-044411BR	#17-054411BR	#17-069803BR	#17-071,1953BR	#17-087002BR
16	#16-017002BR	#16-029363BR	#16-039803BR	#16-044411BR	#16-054411BR	#16-069803BR	#16-079363BR	#16-087002BR
15	#15-017002BR	#15-021,1953BR	#15-039803BR	#15-044411BR	#15-054411BR	#15-069803BR	#15-071,1953BR	#15-087002BR
14	#14-017002BR	#14-029363BR	#14-039803BR	#14-044411BR	#14-054411BR	#14-069803BR	#14-079363BR	#14-087002BR
13	#13-017002BR	#13-021,2163BR	#13-039803BR	#13-044411BR	#13-054411BR	#13-069803BR	#13-071,1953BR	#13-087002BR
12	#12-017002BR	#12-029363BR	#12-039803BR	#12-044411BR	#12-054411BR	#12-069803BR	#12-079363BR	#12-087002BR
11	#11-017002BR	#11-021,1953BR	#11-039803BR	#11-044411BR	#11-054411BR	#11-069803BR	#11-071,1953BR	#11-087002BR
10	#10-017002BR	#10-029363BR	#10-039803BR	#10-044411BR	#10-054411BR	#10-069803BR	#10-079363BR	#10-087002BR
09	#09-017002BR	#09-021,1953BR	#09-039803BR	#09-044411BR	#09-054411BR	#09-069803BR	#09-071,1953BR	#09-087002BR
08	#08-017002BR	#08-029363BR	#08-039803BR	#08-044411BR	#08-054411BR	#08-069803BR	#08-079363BR	#08-087002BR
07	#07-017002BR	#07-021,1953BR	#07-039803BR	#07-044411BR	#07-054411BR	#07-069803BR	#07-071,1953BR	#07-087002BR
06	#06-017002BR	#06-029363BR	#06-031,3243BR		#06-058722BR	#06-061,3243BR	#06-079363BR	#06-087002BR
05	#05-017002BR	#05-021,1953BR					#05-071,1953BR	#05-087002BR
04	#04-017002BR	#04-029363BR					#04-079363BR	#04-087002BR
03	#03-017002BR	#03-021,1953BR					#03-071,1953BR	#03-087002BR
02	#02-017002BR	#02-029363BR					#02-079363BR	#02-087002BR
01	#01-018502BR	#01-021,5283BR					#01-071,5283BR	#01-085921BR

1BR2BR3BR4BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View