Primary Schools Within 1 km / 2 km
- St Andrew'S School (Junior)≤ 1 km405 m
- Bendemeer Primary School≤ 1 km740 m
- Hong Wen School≤ 1 km960 m
- Pei Chun Public School1–2 km1.35 km
- Cedar Primary School1–2 km1.59 km
- First Toa Payoh Primary School
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| Bedroom type | No. of units | % | Size range | Gross rent |
|---|---|---|---|---|
| 1-bedroom | 41 | 40% | 452–549 sqft | S$2,750/mo* |
| 2-bedroom | 40 | 39% | 743–1,636 sqft | S$3,400/mo* |
| 3-bedroom | 21 | 21% | 1,141–1,981 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 | ~4.1%· low sample (2 sales) | ~$809K | 23 |
| 2 BR | ~3.5%· low sample (3 sales) | ~$1.16M | 7 |
Very low because this development is young — recently completed condos see almost no collective-sale interest.
RIVIERA 38 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 100 of 102 units at RIVIERA 38 — the units we can track. Of those, 89% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 59% have been held for more than 10 years.
89%
Free to sell (no SSD)
89 of 100 tracked units are past the 3-year SSD period
100%
Sitting on a gain
48 of 48 resales sold above what the seller paid
Showing 10 of 147 total recorded transactions.
| Apr 2026 | 2BR | $1,380,000 | 882 | $1,565 | |
| Mar 2026 | 1BR | $735,888 | 452 | $1,628 | |
| Nov 2025 | 2BR | $1,250,000 | 742 | $1,685 | |
| Sep 2025 | 2BR | $1,160,000 | 742 | $1,563 | |
| Jul 2025 | 1BR | $880,000 | 549 | $1,603 | |
| Jul 2025 | 1BR | $720,000 | 549 | $1,311 | |
| May 2025 | 2BR | $1,380,000 | 882 | $1,565 | |
| Nov 2024 | 3BR | $1,881,500 | 1,141 | $1,649 | |
| Aug 2024 | 2BR | $1,360,000 | 882 | $1,542 | |
| Apr 2024 | 3BR | $1,758,888 | 1,141 | $1,542 |
50 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Riverbay | 103 m | Jun 2026 | Resale | 3BR | $1,530,000 | 947 | $1,616 |
| Airstream | 114 m | Jun 2026 | Resale | 1BR | $605,000 | 333 | $1,817 |
| Riverbay | 103 m | May 2026 | Resale | 1BR | $660,000 | 387 | $1,705 |
| St Michael'S Condominium | 204 m | May 2026 | Resale | 2BR | $1,448,000 | 958 | $1,511 |
| The Elysia | 240 m | May 2026 | Resale | 3BR | $1,740,000 | 1,410 | $1,234 |
| Beacon Heights | 246 m | May 2026 | Resale | 2BR | $1,380,000 | 893 | $1,545 |
| Riverbay | 103 m | Apr 2026 | Resale | 1BR | $640,000 | 387 | $1,654 |
| Vetro | 121 m | Apr 2026 | Resale | 1BR | $765,000 | 473 | $1,617 |
| Beacon Heights | 246 m | Apr 2026 | Resale | 3BR | $1,888,888 | 1,108 | $1,705 |
| Airstream | 114 m | Mar 2026 | Resale | 1BR | $725,000 | 495 | $1,465 |
| Riverside Melodies | 149 m | Mar 2026 | Resale | 3BR | $2,280,000 | 1,420 | $1,606 |
| Moonstone View | 260 m | Mar 2026 | Resale | 3BR | $1,638,000 | 1,076 | $1,522 |
| Suites @ Topaz | 194 m | Jan 2026 | Resale | 1BR | $675,000 | 387 | $1,744 |
| Suites @ Topaz | 194 m | Dec 2025 | Resale | 1BR | $1,355,000 | 1,151 | $1,177 |
| St Michael Regency | 52 m | Nov 2025 | Resale | 3BR | $1,720,000 | 925 | $1,859 |
| Suites @ Topaz | 194 m | Nov 2025 | Resale | 1BR | $660,000 | 387 | $1,705 |
| City Regency | 203 m | Nov 2025 | Resale | 1BR | $785,000 | 484 | $1,622 |
| The Mornington | 228 m | Oct 2025 | Resale | 3BR | $1,688,000 | 1,248 | $1,353 |
| Beacon Heights | 246 m | Oct 2025 | Resale | 1BR | $1,038,000 | 667 | $1,556 |
| Airstream | 114 m | Sep 2025 | Resale | 1BR | $740,000 | 473 | $1,564 |
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 RIVIERA 38
| 01 | 02 | 03 | 04 | 05 | |
|---|---|---|---|---|---|
| 26 | #26-011,9813BR | #26-025491BR | #26-031,3022BR | #26-044951BR | #26-051,6362BR |
| 25 | #25-011,1413BR | #25-025491BR | #25-037432BR | #25-044521BR | #25-058832BR |
| 24 | #24-011,1413BR | #24-025491BR | #24-037432BR | #24-044521BR | #24-058832BR |
| 23 | #23-011,1413BR | #23-025491BR | #23-037432BR | #23-044521BR | #23-058832BR |
| 22 | #22-011,1413BR | #22-025491BR | #22-037432BR | #22-044521BR | #22-058832BR |
| 21 | #21-011,1413BR | #21-025491BR | #21-037432BR | #21-044521BR | #21-058832BR |
| 20 | #20-011,1413BR | #20-025491BR | #20-037432BR | #20-044521BR | #20-058832BR |
| 19 | #19-011,1413BR | #19-025491BR | #19-037432BR | #19-044521BR | #19-058832BR |
| 18 | #18-011,1413BR | #18-025491BR | #18-037432BR | #18-044521BR | #18-058832BR |
| 17 | #17-011,1413BR | #17-025491BR | #17-037432BR | #17-044521BR | #17-058832BR |
| 16 | #16-011,1413BR | #16-025491BR | #16-037432BR | #16-044521BR | #16-058832BR |
| 15 | #15-011,1413BR | #15-025491BR | #15-037432BR | #15-044521BR | #15-058832BR |
| 14 | #14-011,1413BR | #14-025491BR | #14-037432BR | #14-044521BR | #14-058832BR |
| 13 | #13-011,1413BR | #13-025491BR | #13-037432BR | #13-044521BR | #13-058832BR |
| 12 | #12-011,1413BR | #12-025491BR | #12-037432BR | #12-044521BR | #12-058832BR |
| 11 | #11-011,1413BR | #11-025491BR | #11-037432BR | #11-044521BR | #11-058832BR |
| 10 | #10-011,1413BR | #10-025491BR | #10-037432BR | #10-044521BR | #10-058832BR |
| 09 | #09-011,1413BR | #09-025491BR | #09-037432BR | #09-044521BR | #09-058832BR |
| 08 | #08-011,1413BR | #08-025491BR | #08-037432BR | #08-044521BR | #08-058832BR |
| 07 | #07-011,1413BR | #07-025491BR | #07-037432BR | #07-044521BR | #07-058832BR |
| 06 | #06-011,1413BR | #06-025491BR |
23 realized resale exits at RIVIERA 38 over the 5y window — 23 profitable, 0 at a loss, a median 2.76%/yr.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 1BR | 8 | 10y 4m | $1,128 | $1,474 | S$188,622 | 2.62% |
| 2BR | 4 | 11y 11m | $1,102 | $1,504 | S$309,000 | 2.73% |
| 3BR | 5 | 12y 10m | $1,110 | $1,542 | S$373,000 | 2.36% |
| 4BR | 6 | 10y 8m | $1,071 | $1,507 | S$473,513 | 3.06% |
| Total | 23 | 10y 9m | $1,110 | $1,494 | S$270,000 | 2.76% |
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
Start your 3-day free trial — no charge today, cancel anytime.
If you bought at RIVIERA 38 today at ~$1,603 psf (the recent resale median — last 12 months, 5 sales)…
95.0%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=100 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
Start your 3-day free trial — no charge today, cancel anytime.
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 RIVIERA 38, 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$1.25M, the median of recent sale transactions at RIVIERA 38) — drag to explore what else that budget buys across Singapore.
59 within 1 km
| 40 m | Mar Thoma Mansions | FH | 1995 | — |
| 52 m | St Michael Regency | FH | 2010 | $1,669 |
| 100 m | The Callista | FH | 2005 | $1,264 |
| 103 m | Riverbay | FH | 2014 | $1,599 |
| 114 m | Airstream | FH | 2012 | $1,564 |
| 121 m | Vetro | FH | 2010 | $1,498 |
| 149 m | Riverside Melodies | FH | 2014 | $1,606 |
| 159 m | M66 | FH | 2014 | $1,383 |
| 161 m | Sunville | FH | 2005 | $1,441 |
| 194 m | Suites @ Topaz | FH | 2012 | $1,412 |
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
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.
“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