Rivertrees Residences
Fernvale Close · District 28 · Outside Central Region (OCR) · 99 yrs lease commencing from 2013
Rivertrees Residences is an apartment development in District 28 (OCR). Based on 127 URA-recorded transactions from 2021–2026, its median price is $1,288,000, with prices moving about 4.4%/yr and a gross rental yield near 3.3%.
The verdict · for an investor
Rivertrees Residences · Apartment · District 28 · Leasehold
On balance, Rivertrees Residences points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 5 min on foot; 9 supermarkets, 3 food & retail spots nearby.
- Rentable — ~3.3% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +33.7%, 3-bed +31.3%, 1-bed +28.4% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,119 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,119 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.79M
Aim at the middle or below. A patient buyer has been getting closer to $1.73M.
If you’re selling
~$1.87M
List at the top of fair; realistic close is $1.79M–$1.81M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$964k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~4.4%/yr), and past pace never promises the future.
Built from URA transactions for Rivertrees Residences — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Rivertrees Residences
Outside Central Region (OCR) · District 28 · ~$1,583 psf · 3.3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Rivertrees Residences, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,583 psf, Rivertrees Residences is priced about level with similar new projects nearby — no bargain, but you're not overpaying versus its peers. Its own prices are still climbing (~4.4%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Rivertrees Residences's own prices have gone flat over the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Supports prices
Not many new units are being built in this district (~747) — less new supply competing with you.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
Holds prices back
Rents at Rivertrees Residences have slipped ~6% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,583 psf is ~2% above similar nearby projects (~$1,548). about right
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Rivertrees Residences has grown ~4.4%/yr over ~5 years. Similar nearby: Parc Greenwich 5.2%, High Park Residences 5.3%, The Topiary 7.4%, Parc Botannia 3.6%, Riverbank @ Fernvale 6% — a 3.6–7.4%/yr spread (most around 5.3%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,288,000
2021–2026 (URA)
Appreciation
4.4%/yr
median trend
Gross yield
3.3%
~$4.3/psf rent
Lease
~86 yrs left
leasehold
Rivertrees Residences median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Rivertrees Residences fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Rivertrees Residences
Questions people ask about Rivertrees Residences
Is Rivertrees Residences freehold or leasehold?
Rivertrees Residences is on a 99-year lease that began in 2013, so about 86 years remain. It sits in District 28 (Outside Central Region (OCR)).
How much does Rivertrees Residences cost per square foot?
Recent transactions at Rivertrees Residences are around $1,583 psf. Across its record, transacted prices range from $645,000 to $2,428,888.
Which primary schools are near Rivertrees Residences?
Within 1 km (top Primary 1 priority): Fern Green Primary School (0.40 km), Sengkang Green Primary School (0.71 km), Anchor Green Primary School (0.76 km). Within 1–2 km: Nan Chiau Primary School, Palm View Primary School, Hougang Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Rivertrees Residences?
The nearest MRT is Layar LRT, about 220 m away (straight-line).
Has Rivertrees Residences gone up in value?
Across 127 URA-recorded transactions (2021–2026), prices at Rivertrees Residences have moved about 4.4% a year on average, with a gross rental yield near 3.3%. That is a past record, not a forecast.
What condos are comparable to Rivertrees Residences?
Within a short walk: Riverbank @ Fernvale, H2o Residences, Lush Acres, Rivercove Residences, Seletar Springs Condominium. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Rivertrees Residences a good buy?
Rivertrees Residences sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.