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
1.4 km from Loyang (CRL Phase 1), opening 2030 · ~18 min walk
| Total units | 33 |
|---|---|
| Blocks | 2 |
| Size range | 452–2,153 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 5 | 15% |
| 2-bedroom | 6 | 18% |
| 3-bedroom | 17 | 52% |
| 4-bedroom | 5 | 15% |
Relevant market insights
Ranks in the bottom half for redevelopment interest among private condos.
RIZ HAVEN 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: average unit ~1,196 sqft · leasehold tenure · 33 units (consent difficulty)
Based on 4 comparable past collective-sale deals (EAST COAST VILLE 2006, Loyang Valley 2026, RICHARDS MANSIONS 2010).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 31 of 33 units at RIZ HAVEN. 77% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 39% have been held over 10 years.
77%
Free to sell now
24 of 31 tracked · past SSD
97%
Sitting on a gain
31 of 32 resales sold above cost
Showing 10 of 63 total recorded transactions.
| May 2025 | 1BR | $713,000 | 570 | $1,251 | |
| May 2025 | 3BR | $1,300,000 | 1,065 | $1,221 | |
| Apr 2025 | 3BR | $1,450,000 | 1,054 | $1,376 | |
| Feb 2025 | 3BR | $1,525,000 | 1,065 | $1,432 | |
| Apr 2024 | 4BR | $2,480,000 | 2,152 | $1,152 | |
| Feb 2024 | 1BR | $620,000 | 452 | $1,372 | |
| Oct 2023 | 3BR | $1,388,000 | 1,162 | $1,194 | |
| Dec 2022 | 2BR | $980,000 | 871 | $1,125 | |
| Mar 2022 | 3BR | $1,185,000 | 1,076 | $1,101 | |
| Feb 2022 | 2BR | $1,038,000 | 1,011 | $1,027 |
27 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Ripple Bay | 186 m | Jun 2026 | Resale | 3BR | $1,580,000 | 1,065 | $1,484 |
| Ripple Bay | 186 m | Jun 2026 | Resale | 2BR | $1,330,000 | 1,033 | $1,288 |
| Ripple Bay | 186 m | Jun 2026 | Resale | 2BR | $1,100,000 | 775 | $1,419 |
| Bluwaters 2 | 130 m | May 2026 | Resale | 2BR | $1,130,000 | 871 | $1,297 |
| Bluwaters | 40 m | Mar 2026 | Resale | 3BR | $1,530,000 | 1,173 | $1,304 |
| Bluwaters | 40 m | Oct 2025 | Resale | 4BR | $2,308,000 | 2,734 | $844 |
| Coastal View Residences | 205 m | Sep 2025 | Resale | 3BR | $1,430,000 | 1,141 | $1,253 |
| The Edgewater | 219 m | Sep 2025 | Resale | 2BR | $1,248,000 | 925 | $1,349 |
| Bluwaters 2 | 130 m | Aug 2025 | Resale | 2BR | $1,110,000 | 871 | $1,274 |
| The Edgewater | 219 m | Aug 2025 | Resale | 2BR | $1,248,000 | 1,001 | $1,247 |
| Loyang Townhouses | 166 m | Jun 2025 | Resale | — | $2,300,000 | 1,937 | $1,187 |
| Bluwaters | 40 m | May 2025 | Resale | 2BR | $1,020,000 | 818 | $1,247 |
| Bluwaters 2 | 130 m | Apr 2025 | Resale | 2BR | $1,133,000 | 871 | $1,301 |
| Casa Pasir Ris | 119 m | Mar 2025 | Resale | 3BR | $1,280,000 | 1,130 | $1,133 |
| Coastal View Residences | 205 m | Mar 2025 | Resale | 4BR | $2,438,000 | 2,120 | $1,150 |
| Coastal View Residences | 205 m | Mar 2025 | Resale | 4BR | $2,438,000 | 2,120 | $1,150 |
| Casa Pasir Ris | 119 m | Feb 2025 | Resale | 3BR | $1,655,000 | 1,388 | $1,192 |
| Ocean Front Suites | 233 m | Dec 2024 | Resale | 1BR | $660,000 | 409 | $1,614 |
| Casa Pasir Ris | 119 m | Aug 2024 | Resale | 3BR | $1,420,000 | 1,216 | $1,168 |
| Jlb Residences | 259 m | Aug 2024 | Resale | 2BR | $1,500,000 | 1,270 | $1,181 |
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 RIZ HAVEN
| 01 | 02 | 03 | 04 | 05 | |
|---|---|---|---|---|---|
| 05 | #05-011,7333BR | #05-021,7333BR | #05-031,5722BR | #05-044521BR | #05-052,1214BR |
| 04 | #04-018722BR | #04-028722BR | #04-035701BR | #04-044521BR | #04-051,0553BR |
| 03 | #03-018722BR | #03-028722BR | #03-035701BR | #03-044521BR | #03-051,0553BR |
| 02 | #02-031,0122BR | #02-051,0553BR |
12 realized resale exits at RIZ HAVEN over the 5y window — 12 profitable, 0 at a loss, averaging 3.25%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 1BR | 1 | 15y 3m | 1.65% |
| 2BR | 1 | 16y 6m | 2.96% |
| 3BR | 7 | 14y 4m | 3.67% |
| 4BR | 1 | 14y 3m | 3.30% |
| 5BR+ | 2 | 12y 2m | 2.70% |
| Total | 12 | 14y 3m | 3.25% |
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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RIZ HAVENhas 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.
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 RIZ HAVEN, 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$1.4M, the median of recent sale transactions at RIZ HAVEN) — drag to explore what else that budget buys across Singapore.
23 within 1 km
| 40 m | Bluwaters | — | 2007 | $1,175 |
| 119 m | Casa Pasir Ris | — | 1997 | $1,168 |
| 130 m | Bluwaters 2 | — | 2010 | $1,193 |
| 166 m | Loyang Townhouses | — | 1993 | $1,187 |
| 186 m | Ripple Bay | LH | 2015 | $1,413 |
| 205 m | Coastal View Residences | FH | 2009 | $1,146 |
| 219 m | The Edgewater | FH | 2003 | $1,298 |
| 233 m | Ocean Front Suites | — | 2014 | $1,614 |
| 259 m | Jlb Residences | — | 2008 | $1,181 |
| 319 m | The Shorefront | FH | 2026 | $1,956 |
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.
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.
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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