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Home/District 18 - Pasir Ris, Tampines/THE RIVERINA

THE RIVERINA

District 18OCR99 yrs lease commencing from 1996PropertyGuru

Project Details

Address
RIVERINA VIEW
Property Type
Terrace
Total Units
N/A
Est. TOP
~2000
Tenure
99 yrs lease commencing from 1996
Price by Bedroom (median, 3yr)
5-Bed*
$2,718,800
25 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1329
25 transactions
Normalized PSF
$1,638
Raw $1,329 · Bala 85.4%
vs new D18 launches
-19.8%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

Elias Park Primary School (513m)T3Angsana Primary School (1.9km)T2High supply: 2,701 units within 2kmNo MRT within 1km

PSF Trend

Transaction prices per square foot

More projects in District 18 - Pasir Ris, Tampines ->
Last 3 years
  • THE RIVERINAOCR
    Mar 2026 · D18 · 5-Bed* · 1,629 sqft · fl -
    $2,518,000
    $1,546 psf
    $1,906 norm
    Resale
  • THE RIVERINAOCR
    Jan 2026 · D18 · 5-Bed* · 2,287 sqft · fl -
    $2,860,000
    $1,250 psf
    $1,541 norm
    Resale
  • THE RIVERINAOCR
    Nov 2025 · D18 · 5-Bed* · 1,615 sqft · fl -
    $2,850,000
    $1,765 psf
    $2,176 norm
    Resale
  • THE RIVERINAOCR
    Nov 2025 · D18 · 5-Bed* · 2,745 sqft · fl -
    $3,000,000
    $1,093 psf
    $1,347 norm
    Resale
  • THE RIVERINAOCR
    Nov 2025 · D18 · 5-Bed* · 1,615 sqft · fl -
    $2,600,000
    $1,610 psf
    $1,984 norm
    Resale
  • THE RIVERINAOCR
    Nov 2025 · D18 · 5-Bed* · 1,615 sqft · fl -
    $2,480,000
    $1,536 psf
    $1,893 norm
    Resale
  • THE RIVERINAOCR
    Oct 2025 · D18 · 5-Bed* · 2,153 sqft · fl -
    $2,680,000
    $1,245 psf
    $1,535 norm
    Resale
  • THE RIVERINAOCR
    Aug 2025 · D18 · 5-Bed* · 1,693 sqft · fl -
    $2,480,000
    $1,465 psf
    $1,806 norm
    Resale
  • THE RIVERINAOCR
    Jun 2025 · D18 · 5-Bed* · 2,153 sqft · fl -
    $2,718,800
    $1,263 psf
    $1,557 norm
    Resale
  • THE RIVERINAOCR
    Jun 2025 · D18 · 5-Bed* · 2,430 sqft · fl -
    $2,900,000
    $1,193 psf
    $1,470 norm
    Resale
  • THE RIVERINAOCR
    Jun 2025 · D18 · 5-Bed* · 1,615 sqft · fl -
    $2,568,888
    $1,591 psf
    $1,961 norm
    Resale
  • THE RIVERINAOCR
    Jun 2025 · D18 · 5-Bed* · 1,788 sqft · fl -
    $2,688,000
    $1,503 psf
    $1,853 norm
    Resale
  • THE RIVERINAOCR
    Feb 2025 · D18 · 5-Bed* · 2,694 sqft · fl -
    $2,850,000
    $1,058 psf
    $1,304 norm
    Resale
  • THE RIVERINAOCR
    Jan 2025 · D18 · 5-Bed* · 1,615 sqft · fl -
    $2,500,000
    $1,548 psf
    $1,908 norm
    Resale
  • THE RIVERINAOCR
    Jan 2025 · D18 · 5-Bed* · 2,858 sqft · fl -
    $3,200,000
    $1,120 psf
    $1,381 norm
    Resale
  • THE RIVERINAOCR
    Nov 2024 · D18 · 5-Bed* · 1,619 sqft · fl -
    $2,565,000
    $1,584 psf
    $1,952 norm
    Resale
  • THE RIVERINAOCR
    Oct 2024 · D18 · 5-Bed* · 2,451 sqft · fl -
    $2,900,000
    $1,183 psf
    $1,458 norm
    Resale
  • THE RIVERINAOCR
    Aug 2024 · D18 · 5-Bed* · 2,287 sqft · fl -
    $3,000,000
    $1,312 psf
    $1,617 norm
    Resale
  • THE RIVERINAOCR
    Aug 2024 · D18 · 5-Bed* · 2,287 sqft · fl -
    $2,988,888
    $1,307 psf
    $1,611 norm
    Resale
  • THE RIVERINAOCR
    Apr 2024 · D18 · 5-Bed* · 1,619 sqft · fl -
    $2,580,000
    $1,594 psf
    $1,965 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE RIVERINA18OCR5*-1,629$2,518,000$1,546$1,906Mar 2026Resale
THE RIVERINA18OCR5*-2,287$2,860,000$1,250$1,541Jan 2026Resale
THE RIVERINA18OCR5*-1,615$2,850,000$1,765$2,176Nov 2025Resale
THE RIVERINA18OCR5*-2,745$3,000,000$1,093$1,347Nov 2025Resale
THE RIVERINA18OCR5*-1,615$2,600,000$1,610$1,984Nov 2025Resale
THE RIVERINA18OCR5*-1,615$2,480,000$1,536$1,893Nov 2025Resale
THE RIVERINA18OCR5*-2,153$2,680,000$1,245$1,535Oct 2025Resale
THE RIVERINA18OCR5*-1,693$2,480,000$1,465$1,806Aug 2025Resale
THE RIVERINA18OCR5*-2,153$2,718,800$1,263$1,557Jun 2025Resale
THE RIVERINA18OCR5*-2,430$2,900,000$1,193$1,470Jun 2025Resale
THE RIVERINA18OCR5*-1,615$2,568,888$1,591$1,961Jun 2025Resale
THE RIVERINA18OCR5*-1,788$2,688,000$1,503$1,853Jun 2025Resale
THE RIVERINA18OCR5*-2,694$2,850,000$1,058$1,304Feb 2025Resale
THE RIVERINA18OCR5*-1,615$2,500,000$1,548$1,908Jan 2025Resale
THE RIVERINA18OCR5*-2,858$3,200,000$1,120$1,381Jan 2025Resale
THE RIVERINA18OCR5*-1,619$2,565,000$1,584$1,952Nov 2024Resale
THE RIVERINA18OCR5*-2,451$2,900,000$1,183$1,458Oct 2024Resale
THE RIVERINA18OCR5*-2,287$3,000,000$1,312$1,617Aug 2024Resale
THE RIVERINA18OCR5*-2,287$2,988,888$1,307$1,611Aug 2024Resale
THE RIVERINA18OCR5*-1,619$2,580,000$1,594$1,965Apr 2024Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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