CONDODistrict 16

RIVIERA RESIDENCES

Name: RIVIERA RESIDENCES
Address: SG

Details

Project: RIVIERA RESIDENCES
TOP year: 2007
Tenure: Freehold
Total units: 138
Land size: 10,643 sqm (114,555 sqft)
Plot ratio: 1.4
Developer: Riviera Properties Pte Ltd
Gross rental yield: ~2.4% · ~$2.61M (est.) · blended across all unit types
Storeys: 10
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryTEMASEK PRIMARY SCHOOL380 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

0.7 km from Bedok South (TEL Stage 5), opening 2026 · ~9 min walk

Sungei Bedok · 1.7 km · 2026

Unit Catalogue for RIVIERA RESIDENCES

Total units	137
Blocks	3
Size range	786–4,424 sqft

Bedrooms	Units	Share
2-bedroom	37	27%
3-bedroom	84	61%
4-bedroom	15	11%
5-bedroom	1	1%

Gross Rental Yield by Bedroom

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)
2 BR	~2.8%· low sample (1 sale)	~$1.55M	17
3 BR	~2.2%· low sample (1 sale)	~$2.75M	10

Relevant market insights

En-Bloc Likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

RIVIERA RESIDENCES 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: 137 units (consent difficulty) · average unit ~1,345 sqft

Based on 4 comparable past collective-sale deals (EAST COAST VILLE 2006, EAST SHORE COURT 2011, RAMBUTAN MANSIONS 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 129 of 138 units at RIVIERA RESIDENCES. 95% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 77% have been held over 10 years.

95%

Free to sell now

122 of 129 tracked · past SSD

99%

Sitting on a gain

137 of 138 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 254 total recorded transactions.

							Sellable from
Apr 2026	Resale	$1,550,000	785	$1,975	2BR	—	Q2 2030
Oct 2025	Resale	$2,750,000	1,442	$1,907	3BR	—	Q4 2029
Jun 2025	Resale	$2,950,000	1,603	$1,840	3BR	—	Q2 2028
Mar 2025	Resale	$2,132,000	1,065	$2,002	2BR	—	Q1 2028
Jan 2025	Resale	$2,550,000	1,216	$2,097	3BR	—	Q1 2028
Jan 2025	Resale	$2,480,000	1,453	$1,707	3BR	—	Q1 2028
Dec 2023	Resale	$2,250,000	1,237	$1,819	3BR	—	Q4 2026
Jun 2022	Resale	$2,100,000	1,216	$1,727	3BR	—	Nowsince Q2 2025
Dec 2021	Resale	$1,670,000	1,065	$1,568	—	—	Nowsince Q4 2024
Sep 2021	Resale	$1,185,000	785	$1,510	2BR	—	Nowsince Q3 2024

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

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Parbury Hill Condominium	236 m	2026-06-01	Resale	$2,605,000	1,453	$1,793
The Summit	139 m	2026-05-01	Resale	$1,663,000	839	$1,982
Parbury Hill Condominium	236 m	2026-05-01	Resale	$3,900,000	2,195	$1,777
Parbury Hill Condominium	236 m	2026-05-01	Resale	$1,638,000	936	$1,750
The Summit	139 m	2026-04-01	Resale	$2,530,000	1,248	$2,027
Sea Pavilion Residences	125 m	2026-03-01	Resale	$960,000	441	$2,177
The Baycourt	135 m	2026-03-01	Resale	$2,680,000	1,646	$1,628
The Summit	139 m	2026-02-01	Resale	$2,665,000	1,463	$1,822
Bleu @ East Coast	289 m	2026-02-01	Resale	$2,580,000	1,668	$1,547
The Baycourt	135 m	2025-12-01	Resale	$2,600,000	1,657	$1,569
Lucky Court	289 m	2025-11-01	Resale	$2,190,000	1,302	$1,682
The Baycourt	135 m	2025-10-01	Resale	$2,650,000	1,689	$1,569
Bleu @ East Coast	289 m	2025-06-01	Resale	$2,080,000	1,205	$1,726
The Calypso	151 m	2025-05-01	Resale	$1,385,000	764	$1,813
Bleu @ East Coast	289 m	2025-03-01	Resale	$1,750,000	1,065	$1,643
Venezio	139 m	2024-08-01	Resale	$1,990,000	1,313	$1,516
The Calypso	151 m	2023-08-01	Resale	$1,280,000	764	$1,675
The Calypso	151 m	2023-07-01	Resale	$1,780,000	1,184	$1,503
Sea Pavilion Residences	125 m	2023-04-01	Resale	$955,000	441	$2,166
Balcon East	151 m	2023-03-01	Resale	$2,880,000	2,163	$1,331

Profit & Loss

haio estimate

10 realized resale exits at RIVIERA RESIDENCES over the 5y window — 10 profitable, 0 at a loss, averaging 5.36%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	4	18y 10m	5.52%
4BR	5	19y 11m	5.04%
5BR+	1	19y 1m	6.29%
Total	10	19y 5m	5.36%

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 RIVIERA RESIDENCES. 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 Risk

haio unit-level records

RIVIERA RESIDENCEShas 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=129 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 RIVIERA RESIDENCES, 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 – 7:12 pm (5 h 10 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

Anchored to this project's estimated price (~S$2.5M, the median of recent sale transactions at RIVIERA RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

32 within 1 km

Lowest

$915

psf

Average

$1,593

psf

Highest

$2,863

psf

This propertyNearby condo


125 m	Sea Pavilion Residences	FH	2021	$2,177
135 m	The Baycourt	FH	1994	$1,569
139 m	Venezio	FH	2006	$1,516
139 m	The Summit	FH	1992	$1,843
151 m	Balcon East	FH	—	—
151 m	Aldea Blanca	FH	1985	—
151 m	The Calypso	FH	2005	$1,813
236 m	Parbury Hill Condominium	FH	1997	$1,746
289 m	Lucky Court	FH	—	$1,682
289 m	Bleu @ East Coast	FH	2008	$1,622
341 m	The Daffodil	FH	1998	$1,550
383 m	East Coast Residences	FH	2011	$1,763
390 m	Idyllic East	FH	2010	$1,321
423 m	Vela Bay	LH	2031	$2,863
474 m	Uber 388	FH	2014	$1,838
489 m	Villas Laguna	FH	1993	$1,576
558 m	The Tropic Gardens	FH	1995	$1,592
591 m	Costa Del Sol	LH	2004	$1,891
600 m	The Bayshore	LH	1997	$1,385
606 m	East Coast Ville	FH	1984	—
618 m	Breeze By The East	FH	2011	$1,637
668 m	Rich East Garden	FH	1983	$1,499
727 m	Bedok Court	LH	1985	$993
773 m	Landbay Condominium	FH	1996	$1,748
813 m	Eco	LH	2017	$1,534
818 m	Tanah Merah Mansion	FH	1984	$1,146
929 m	Kew Green	LH	1997	$915
939 m	Laguna Green	LH	1998	$1,449
949 m	Limau Park	FH	1991	$1,516
950 m	The Taipan	FH	2003	$1,473
965 m	Casafina	LH	1999	$1,244
972 m	Bayshore Park	LH	1986	$1,296

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

Temasek Primary School≤ 1 km375 m
Bedok Green Primary SchoolWithin 1 km of blocks 9 & 15 only≤ 1 km935 m
Fengshan Primary School1–2 km1.91 km

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.

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.

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CONDODistrict 16

RIVIERA RESIDENCES

Details

Project: RIVIERA RESIDENCES
TOP year: 2007
Tenure: Freehold
Total units: 138
Land size: 10,643 sqm (114,555 sqft)
Plot ratio: 1.4
Developer: Riviera Properties Pte Ltd
Gross rental yield: ~2.4% · ~$2.61M (est.) · blended across all unit types
Storeys: 10
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryTEMASEK PRIMARY SCHOOL380 m

Upcoming MRT

0.7 km from Bedok South (TEL Stage 5), opening 2026 · ~9 min walk

Sungei Bedok · 1.7 km · 2026

Unit Catalogue for RIVIERA RESIDENCES

Total units	137
Blocks	3
Size range	786–4,424 sqft

Bedrooms	Units	Share
2-bedroom	37	27%
3-bedroom	84	61%
4-bedroom	15	11%
5-bedroom	1	1%

Gross Rental Yield by Bedroom

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)
2 BR	~2.8%· low sample (1 sale)	~$1.55M	17
3 BR	~2.2%· low sample (1 sale)	~$2.75M	10

Relevant market insights

En-Bloc Likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

Driven by: 137 units (consent difficulty) · average unit ~1,345 sqft

Based on 4 comparable past collective-sale deals (EAST COAST VILLE 2006, EAST SHORE COURT 2011, RAMBUTAN MANSIONS 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 129 of 138 units at RIVIERA RESIDENCES. 95% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 77% have been held over 10 years.

95%

Free to sell now

122 of 129 tracked · past SSD

99%

Sitting on a gain

137 of 138 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 254 total recorded transactions.

							Sellable from
Apr 2026	Resale	$1,550,000	785	$1,975	2BR	—	Q2 2030
Oct 2025	Resale	$2,750,000	1,442	$1,907	3BR	—	Q4 2029
Jun 2025	Resale	$2,950,000	1,603	$1,840	3BR	—	Q2 2028
Mar 2025	Resale	$2,132,000	1,065	$2,002	2BR	—	Q1 2028
Jan 2025	Resale	$2,550,000	1,216	$2,097	3BR	—	Q1 2028
Jan 2025	Resale	$2,480,000	1,453	$1,707	3BR	—	Q1 2028
Dec 2023	Resale	$2,250,000	1,237	$1,819	3BR	—	Q4 2026
Jun 2022	Resale	$2,100,000	1,216	$1,727	3BR	—	Nowsince Q2 2025
Dec 2021	Resale	$1,670,000	1,065	$1,568	—	—	Nowsince Q4 2024
Sep 2021	Resale	$1,185,000	785	$1,510	2BR	—	Nowsince Q3 2024

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

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Parbury Hill Condominium	236 m	2026-06-01	Resale	$2,605,000	1,453	$1,793
The Summit	139 m	2026-05-01	Resale	$1,663,000	839	$1,982
Parbury Hill Condominium	236 m	2026-05-01	Resale	$3,900,000	2,195	$1,777
Parbury Hill Condominium	236 m	2026-05-01	Resale	$1,638,000	936	$1,750
The Summit	139 m	2026-04-01	Resale	$2,530,000	1,248	$2,027
Sea Pavilion Residences	125 m	2026-03-01	Resale	$960,000	441	$2,177
The Baycourt	135 m	2026-03-01	Resale	$2,680,000	1,646	$1,628
The Summit	139 m	2026-02-01	Resale	$2,665,000	1,463	$1,822
Bleu @ East Coast	289 m	2026-02-01	Resale	$2,580,000	1,668	$1,547
The Baycourt	135 m	2025-12-01	Resale	$2,600,000	1,657	$1,569
Lucky Court	289 m	2025-11-01	Resale	$2,190,000	1,302	$1,682
The Baycourt	135 m	2025-10-01	Resale	$2,650,000	1,689	$1,569
Bleu @ East Coast	289 m	2025-06-01	Resale	$2,080,000	1,205	$1,726
The Calypso	151 m	2025-05-01	Resale	$1,385,000	764	$1,813
Bleu @ East Coast	289 m	2025-03-01	Resale	$1,750,000	1,065	$1,643
Venezio	139 m	2024-08-01	Resale	$1,990,000	1,313	$1,516
The Calypso	151 m	2023-08-01	Resale	$1,280,000	764	$1,675
The Calypso	151 m	2023-07-01	Resale	$1,780,000	1,184	$1,503
Sea Pavilion Residences	125 m	2023-04-01	Resale	$955,000	441	$2,166
Balcon East	151 m	2023-03-01	Resale	$2,880,000	2,163	$1,331

Profit & Loss

haio estimate

10 realized resale exits at RIVIERA RESIDENCES over the 5y window — 10 profitable, 0 at a loss, averaging 5.36%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	4	18y 10m	5.52%
4BR	5	19y 11m	5.04%
5BR+	1	19y 1m	6.29%
Total	10	19y 5m	5.36%

Loss Distribution

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

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 RIVIERA RESIDENCES. 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.

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

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at RIVIERA RESIDENCES, 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 – 7:12 pm (5 h 10 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

Anchored to this project's estimated price (~S$2.5M, the median of recent sale transactions at RIVIERA RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

32 within 1 km

Lowest

$915

psf

Average

$1,593

psf

Highest

$2,863

psf

This propertyNearby condo


125 m	Sea Pavilion Residences	FH	2021	$2,177
135 m	The Baycourt	FH	1994	$1,569
139 m	Venezio	FH	2006	$1,516
139 m	The Summit	FH	1992	$1,843
151 m	Balcon East	FH	—	—
151 m	Aldea Blanca	FH	1985	—
151 m	The Calypso	FH	2005	$1,813
236 m	Parbury Hill Condominium	FH	1997	$1,746
289 m	Lucky Court	FH	—	$1,682
289 m	Bleu @ East Coast	FH	2008	$1,622
341 m	The Daffodil	FH	1998	$1,550
383 m	East Coast Residences	FH	2011	$1,763
390 m	Idyllic East	FH	2010	$1,321
423 m	Vela Bay	LH	2031	$2,863
474 m	Uber 388	FH	2014	$1,838
489 m	Villas Laguna	FH	1993	$1,576
558 m	The Tropic Gardens	FH	1995	$1,592
591 m	Costa Del Sol	LH	2004	$1,891
600 m	The Bayshore	LH	1997	$1,385
606 m	East Coast Ville	FH	1984	—
618 m	Breeze By The East	FH	2011	$1,637
668 m	Rich East Garden	FH	1983	$1,499
727 m	Bedok Court	LH	1985	$993
773 m	Landbay Condominium	FH	1996	$1,748
813 m	Eco	LH	2017	$1,534
818 m	Tanah Merah Mansion	FH	1984	$1,146
929 m	Kew Green	LH	1997	$915
939 m	Laguna Green	LH	1998	$1,449
949 m	Limau Park	FH	1991	$1,516
950 m	The Taipan	FH	2003	$1,473
965 m	Casafina	LH	1999	$1,244
972 m	Bayshore Park	LH	1986	$1,296

Primary Schools Within 1 km / 2 km

Temasek Primary School≤ 1 km375 m
Bedok Green Primary SchoolWithin 1 km of blocks 9 & 15 only≤ 1 km935 m
Fengshan Primary School1–2 km1.91 km

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.

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