Condo profile
Riversails: what your unit is worth and what it rents for
Upper Serangoon Crescent · District 19 · Outside Central Region
A 99-year leasehold condo, a 23-minute walk from Hougang MRT. Over the last 12 months, units here averaged $1,498 psf and leased at a median of $3,450 a month.
Data refreshed 12 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Riversails unit worth?
Based on 36 resale transactions in the last 12 months (URA):
- 1-Bedroom · 506–517 sq ft$755k – $793kavg $1,507 psf · 5 sales
- 2-Bedroom · 850–980 sq ft$1.19M – $1.42Mavg $1,456 psf · 17 sales
- 3-Bedroom · 1,033–1,184 sq ft$1.65M – $1.82Mavg $1,577 psf · 11 sales
- 4-Bedroom · 1,367–1,615 sq ft$2.13M – $2.50Mavg $1,553 psf · 2 sales
- Penthouse · 2,637 sq ft$3.11Mavg $1,179 psf · 1 sale
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Riversails unit?
Based on 113 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,500 – $2,750 a monthmedian $2,650 · 21 leases
- 2-Bedroom$3,400 – $3,600 a monthmedian $3,400 · 65 leases
- 3-Bedroom$4,075 – $4,400 a monthmedian $4,300 · 23 leases
- 4-Bedroom$4,994 – $5,275 a monthmedian $5,113 · 4 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
Riversails at a glance
| Tenure | 99-year leasehold from 2011 |
|---|---|
| Remaining lease | About 84 years |
| District / region | D19 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
Riversails sits on Upper Serangoon Crescent on a 99-year lease that started in 2011, leaving about 84 years. Most resales in the last 12 months were two- and three-bedroom units, while the four-bedroom and penthouse layouts change hands only a few times a year. Hougang MRT on the North East Line is about a 23-minute walk and Sengkang MRT about 30 minutes, so check the bus links to the station before buying. If you own a unit, compare recent resales of the same size and floor band before setting an asking price.
Works well for
- Landlords with two- and three-bedroom units, where most leases here are signed
- Owners who want the 12-month resale record in one place before pricing
Worth weighing
- Hougang and Sengkang MRT are both more than a 20-minute walk
- Four-bedroom and penthouse resales are few, so price those by size rather than the average psf
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Riversails units have sold for
Last 12 months · 36 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 5 | $1,507 | $755k – $793k | 506–517 sq ft |
| 2-Bedroom | 17 | $1,456 | $1.19M – $1.42M | 850–980 sq ft |
| 3-Bedroom | 11 | $1,577 | $1.65M – $1.82M | 1,033–1,184 sq ft |
| 4-Bedroom | 2 | $1,553 | $2.13M – $2.50M | 1,367–1,615 sq ft |
| Penthouse | 1 | $1,179 | $3.11M | 2,637 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
Riversails resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 06-10 | 1,367 sq ft | $2.13M | $1,557 | Resale |
| Oct 2026 | 01-05 | 1,615 sq ft | $2.50M | $1,548 | Resale |
| Oct 2026 | 01-05 | 1,109 sq ft | $1.70M | $1,533 | Resale |
| Oct 2026 | 01-05 | 883 sq ft | $1.19M | $1,343 | Resale |
| Oct 2026 | 01-05 | 517 sq ft | $760k | $1,471 | Resale |
| Oct 2026 | 16-20 | 1,109 sq ft | $1.73M | $1,556 | Resale |
| Oct 2026 | 11-15 | 1,066 sq ft | $1.74M | $1,632 | Resale |
| Oct 2026 | 06-10 | 883 sq ft | $1.30M | $1,473 | Resale |
217 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Riversails units lease for
Leases in the last 12 months · 113 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 21 | $2,650 | $2,500 – $2,750 | 4.1% |
| 2-Bedroom | 65 | $3,400 | $3,400 – $3,600 | 3.0% |
| 3-Bedroom | 23 | $4,300 | $4,075 – $4,400 | 3.0% |
| 4-Bedroom | 4 | $5,113 | $4,994 – $5,275 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~84 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Upper Serangoon Crescent. School bands use straight-line distance from Upper Serangoon Crescent; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
Riversails
Closest with a page
Kingsford Waterbay
Riverfront Residences
Closest overall
Boathouse Residences
Source: URA transactions and rental contracts.
What brings you to Riversails?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Riversails
How much is my Riversails unit worth?
Over the last 12 months, 1-Bedroom units sold for $755k to $793k; 2-Bedroom units sold for $1.19M to $1.42M; 3-Bedroom units sold for $1.65M to $1.82M; 4-Bedroom units sold for $2.13M to $2.50M; Penthouse units sold for $3.11M, based on 36 URA-recorded resale transactions averaging $1,498 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Riversails unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,500 to $2,750; 2-Bedroom $3,400 to $3,600; 3-Bedroom $4,075 to $4,400; 4-Bedroom $4,994 to $5,275. The overall median was $3,450 a month across 113 URA-recorded contracts.
What is the average psf at Riversails?
36 resale transactions in the last 12 months averaged $1,498 psf, ranging from $1,179 to $1,642 psf.
What did the latest unit sell for?
A 1,367 sq ft unit on floors 06-10 sold for $2.13M ($1,557 psf) in Oct 2026.
How many years are left on the lease?
About 84 years. It is a 99-year lease from 2011, ending in 2110.
What is the nearest train station?
Hougang MRT (NE14), about a 23-minute walk (1889 m). Sengkang MRT (NE16) is about a 30-minute walk (2429 m).
Which primary schools are within 1 km?
CHIJ Our Lady Of The Nativity (758 m), North Vista Primary School (854 m), Punggol Primary School (869 m), measured straight-line from Upper Serangoon Crescent. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.