Upcoming MRT
1.4 km from Hougang (CRL Phase 1), opening 2030 · ~17 min walk
| Bedroom type | No. of units | % | Size range | Gross rent |
|---|---|---|---|---|
| 1-bedroom | 84 | 9% | 505–657 sqft | S$2,700/mo* |
| 2-bedroom | 382 | 42% | 850–1,432 sqft | S$3,400/mo |
| 3-bedroom | 379 | 41% | 1,033–2,605 sqft | S$4,150/mo |
| 4-bedroom | 75 | 8% | 1,367–2,971 sqft | — |
* Gross rent is a trailing-12-month median; a starred figure is from a thin rental sample.
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 1 BR | ~4.3%· low sample (4 sales) | ~$750K | 30 |
| 2 BR | ~3.1% | ~$1.33M | 86 |
| 3 BR | ~2.9% | ~$1.71M | 32 |
Very low because this development is young — recently completed condos see almost no collective-sale interest.
RIVERSAILS 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.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
About typical readiness to sell for a property of this profile.
haio has transaction records for 856 of 920 units at RIVERSAILS — the units we can track. Of those, 85% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 56% have been held for more than 10 years.
85%
Free to sell (no SSD)
728 of 856 tracked units are past the 3-year SSD period
99%
Sitting on a gain
465 of 472 resales sold above what the seller paid
Showing 10 of 1267 total recorded transactions.
| Jun 2026 | 2BR | $1,225,000 | 850 | $1,441 | |
| Jun 2026 | 2BR | $1,330,000 | 947 | $1,404 | |
| Jun 2026 | 2BR | $1,255,000 | 850 | $1,476 | |
| Jun 2026 | 3BR | $1,730,000 | 1,108 | $1,561 | |
| Jun 2026 | 1BR | $788,000 | 505 | $1,560 | |
| May 2026 | 3BR | $1,650,000 | 1,033 | $1,597 | |
| Apr 2026 | 2BR | $1,361,888 | 914 | $1,490 | |
| Apr 2026 | 3BR | $1,820,000 | 1,108 | $1,643 | |
| Apr 2026 | 3BR | $1,800,000 | 1,108 | $1,625 | |
| Mar 2026 | 1BR | $755,000 | 516 | $1,463 |
6 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Heron Bay | 169 m | Jun 2026 | Resale | 3BR | $1,500,000 | 1,022 | $1,468 |
| Heron Bay | 169 m | May 2026 | Resale | 2BR | $1,150,000 | 775 | $1,484 |
| Heron Bay | 169 m | May 2026 | Resale | 3BR | $1,415,000 | 1,033 | $1,370 |
| Boathouse Residences | 283 m | May 2026 | Resale | 2BR | $990,000 | 731 | $1,354 |
| Boathouse Residences | 283 m | May 2026 | Resale | 1BR | $798,000 | 624 | $1,279 |
| Boathouse Residences | 283 m | May 2026 | Resale | 3BR | $1,550,000 | 1,001 | $1,548 |
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 RIVERSAILS
| 01 | 02 | 03 | 04 | 05 | 06 | |
|---|---|---|---|---|---|---|
| 18 | #18-012,3143BR | #18-032,3143BR | ||||
| 17 | #17-015171BR | #17-025171BR | #17-035061BR | #17-045061BR | #17-055061BR | #17-065061BR |
| 16 | #16-015171BR | #16-025171BR | #16-035061BR | #16-045061BR | #16-055051BR | #16-065061BR |
| 15 | #15-015171BR | #15-025171BR | #15-035061BR | #15-045061BR | #15-055061BR | #15-065061BR |
| 14 | #14-015171BR | #14-025171BR | #14-035061BR | #14-045061BR | #14-055061BR | #14-065061BR |
| 13 | #13-015171BR | #13-025171BR | #13-035061BR | #13-045061BR | #13-055061BR | #13-065061BR |
| 12 | #12-015171BR | #12-025171BR | #12-035061BR | #12-045061BR | #12-055061BR | #12-065061BR |
| 11 | #11-015171BR | #11-025171BR | #11-035061BR | #11-045061BR | #11-055061BR | #11-065061BR |
| 10 | #10-015171BR | #10-025171BR | #10-035061BR | #10-045061BR | #10-055061BR | #10-065061BR |
| 09 | #09-015171BR | #09-025171BR | #09-035061BR | #09-045061BR | #09-055061BR | #09-065061BR |
| 08 | #08-015171BR | #08-025171BR | #08-035061BR | #08-045061BR | #08-055061BR | #08-065061BR |
| 07 | #07-015171BR | #07-025171BR | #07-035061BR | #07-045061BR | #07-055061BR | #07-065061BR |
| 06 | #06-015171BR | #06-025171BR | #06-035061BR | #06-045061BR | #06-055061BR | #06-065061BR |
| 05 | #05-015171BR | #05-025171BR | #05-035061BR | #05-045061BR | #05-055061BR | #05-065061BR |
| 04 | #04-016571BR | #04-026571BR | #04-036461BR | #04-046461BR | #04-056461BR | #04-066461BR |
230 realized resale exits at RIVERSAILS over the 5y window — 230 profitable, 0 at a loss, a median 3.94%/yr.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 1BR | 30 | 11y 5m | $1,062 | $1,435 | S$194,300 | 2.62% |
| 2BR | 1 | 10y 6m | $914 | $1,295 | S$245,660 | 3.38% |
| 3BR | 122 | 10y 8m | $836 | $1,312 | S$437,370 | 4.01% |
| 4BR | 67 | 11y 3m | $841 | $1,399 | S$627,280 | 4.52% |
| 5BR+ | 10 | 9y 11m | $739 | $1,044 | S$593,695 | 2.95% |
| Total | 230 | 10y 10m | $841 | $1,341 | S$450,920 | 3.94% |
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.
Exit Audience is a haio+ feature
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If you bought at RIVERSAILS today at ~$1,482 psf (the recent resale median — last 12 months, 32 sales)…
97.1%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=856 traced current owners, 99.9% unit-exact
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
When direct sun lands on a West-facing window at RIVERSAILS, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$1.35M, the median of recent sale transactions at RIVERSAILS) — drag to explore what else that budget buys across Singapore.
11 within 1 km
| 169 m | Heron Bay | LH | 2015 | $1,358 |
| 283 m | Boathouse Residences | LH | 2015 | $1,374 |
| 315 m | Kingsford Waterbay | LH | 2018 | $1,455 |
| 351 m | Riversound Residence | LH | 2015 | $1,407 |
| 375 m | Austville Residences | LH | 2014 | $1,349 |
| 380 m | Park Green | LH | 2004 | $1,148 |
| 480 m | The Florida | LH | 2000 | $1,081 |
| 608 m | The Rivervale | LH | 2000 | $1,127 |
| 623 m | Rio Vista | LH | 2004 | $1,156 |
| 701 m | Riverfront Residences | LH | 2024 | $1,731 |
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.
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
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
“Free to sell” means the 3-year Seller’s Stamp Duty window has passed, so selling now incurs no SSD penalty — a proxy for how many owners could list without a tax cost. “Tracked” units are those with a purchase on record; not every unit has changed hands.
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