Condo profile · Completed 2004
Rio Vista: what your unit is worth and what it rents for
Upper Serangoon View · District 19 · Outside Central Region
A 716-unit, 99-year leasehold condo developed by Bodenheim Investments Pte Ltd and completed in 2004, a 18-minute walk from Hougang MRT. Over the last 12 months, units here averaged $1,198 psf and leased at a median of $4,200 a month.
Data refreshed 13 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Rio Vista unit worth?
Based on 18 resale transactions in the last 12 months (URA):
- 2-Bedroom · 1,055–1,066 sq ft$1.18M – $1.25Mavg $1,141 psf · 3 sales
- 3-Bedroom · 1,238–1,636 sq ft$1.43M – $1.73Mavg $1,207 psf · 13 sales
- 4-Bedroom · 1,378 sq ft$1.87Mavg $1,356 psf · 1 sale
- Penthouse · 2,508 sq ft$2.75Mavg $1,096 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 Rio Vista unit?
Based on 57 rental contracts in the last 12 months (URA):
- 2-Bedroom$3,525 – $3,688 a monthmedian $3,625 · 6 leases
- 3-Bedroom$4,050 – $4,300 a monthmedian $4,150 · 43 leases
- 4-Bedroom$4,288 – $4,425 a monthmedian $4,375 · 8 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
Rio Vista at a glance
| Tenure | 99-year leasehold from 2001 |
|---|---|
| Remaining lease | About 74 years |
| Completed (TOP) | 2004 |
| Total units | 716 |
| Developer | Bodenheim Investments Pte Ltd |
| 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
Rio Vista is on Upper Serangoon View, on a 99-year lease from 2001 with about 74 years left. Its units start at about 1,050 sq ft for a two-bedroom and go up to penthouses of over 2,000 sq ft, and three-bedrooms make up most resales and leases. Hougang MRT is about an 18-minute walk and Buangkok MRT about 23 minutes. If you own a unit, compare resales of the same size and floor band, since sizes here vary widely.
Works well for
- Landlords with three-bedroom units, which draw most of the leases here
- Buyers comparing the lower psf here with the newer projects next door
Worth weighing
- About 74 years remain on the lease, which affects CPF use and loan tenure
- Four-bedroom and penthouse resales are few, so price those by size
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What Rio Vista units have sold for
Last 12 months · 18 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 2-Bedroom | 3 | $1,141 | $1.18M – $1.25M | 1,055–1,066 sq ft |
| 3-Bedroom | 13 | $1,207 | $1.43M – $1.73M | 1,238–1,636 sq ft |
| 4-Bedroom | 1 | $1,356 | $1.87M | 1,378 sq ft |
| Penthouse | 1 | $1,096 | $2.75M | 2,508 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
Rio Vista 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 | 01-05 | 1,636 sq ft | $1.73M | $1,057 | Resale |
| Sep 2026 | 16-20 | 1,249 sq ft | $1.57M | $1,257 | Resale |
| Sep 2026 | 11-15 | 1,238 sq ft | $1.43M | $1,155 | Resale |
| Sep 2026 | 06-10 | 1,378 sq ft | $1.87M | $1,356 | Resale |
| Aug 2026 | 11-15 | 1,066 sq ft | $1.21M | $1,135 | Resale |
| Jul 2026 | 16-20 | 2,508 sq ft | $2.75M | $1,096 | Resale |
| Jul 2026 | 11-15 | 1,055 sq ft | $1.25M | $1,181 | Resale |
| Jun 2026 | 01-05 | 1,249 sq ft | $1.45M | $1,161 | Resale |
127 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What Rio Vista units lease for
Leases in the last 12 months · 57 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 2-Bedroom | 6 | $3,625 | $3,525 – $3,688 | 3.6% |
| 3-Bedroom | 43 | $4,150 | $4,050 – $4,300 | 3.2% |
| 4-Bedroom | 8 | $4,375 | $4,288 – $4,425 | 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. At an older leasehold, part of a higher yield reflects the shorter remaining lease rather than a better buy.
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
~74 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 View. School bands use straight-line distance from Upper Serangoon View; 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
Rio Vista
Closest, newer
Kingsford Waterbay
Riverfront Residences
The Florence Residences
Projects with a later lease start traded at a higher psf. Source: URA transactions and rental contracts.
What brings you to Rio Vista?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about Rio Vista
How much is my Rio Vista unit worth?
Over the last 12 months, 2-Bedroom units sold for $1.18M to $1.25M; 3-Bedroom units sold for $1.43M to $1.73M; 4-Bedroom units sold for $1.87M; Penthouse units sold for $2.75M, based on 18 URA-recorded resale transactions averaging $1,198 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 Rio Vista unit?
Most leases in the last 12 months fell in these monthly ranges: 2-Bedroom $3,525 to $3,688; 3-Bedroom $4,050 to $4,300; 4-Bedroom $4,288 to $4,425. The overall median was $4,200 a month across 57 URA-recorded contracts.
What is the average psf at Rio Vista?
18 resale transactions in the last 12 months averaged $1,198 psf, ranging from $1,057 to $1,356 psf.
What did the latest unit sell for?
A 1,636 sq ft unit on floors 01-05 sold for $1.73M ($1,057 psf) in Oct 2026.
How many years are left on the lease?
About 74 years. It is a 99-year lease from 2001, ending in 2100.
What is the nearest train station?
Hougang MRT (NE14), about a 18-minute walk (1455 m). Buangkok MRT (NE15) is about a 23-minute walk (1880 m).
Which primary schools are within 1 km?
CHIJ Our Lady Of The Nativity (393 m), Holy Innocents' Primary School (980 m), Punggol Primary School (943 m), measured straight-line from Upper Serangoon View. Confirm the distance for your block with MOE.
Who developed Rio Vista?
Bodenheim Investments Pte Ltd. It was completed in 2004 with 716 units.
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.