Riverwalk Apartments
Upper Circular Road · District 01 · Rest of Central Region (RCR) · 99 yrs lease commencing from 1980
Riverwalk Apartments is an apartment development in District 01 (RCR). Based on 22 URA-recorded transactions from 2022–2026, its median price is $1,822,500, with prices moving about 3.8%/yr and a gross rental yield near 3.4%.
The verdict · for an investor
Riverwalk Apartments · Apartment · District 01 · Leasehold
Riverwalk Apartments is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 3 min on foot; 12 supermarkets, 10 food & retail spots nearby.
- Rentable — ~3.4% gross yield; transport nearby keep tenants coming.
And what makes it better
- 3-bed, 5-bed have risen since 2022.
- Inside Marina Bay & CBD core — a government-committed long-term catalyst.
What's holding it back
- Leasehold, ~53 years left — the lease clock weighs on price and financing the older it gets.
- The 4-bed has lagged (−2.4%).
- No Primary-1 priority school within 1km.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
priced under the walkable neighbours.
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 818 sqft (3-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 818 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
≤ $1.45M
Aim at the middle or below. A patient buyer has been getting closer to $1.40M.
If you’re selling
~$1.51M
List at the top of fair; realistic close is $1.45M–$1.47M 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: ~$656k 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 (~3.8%/yr), and past pace never promises the future.
Built from URA transactions for Riverwalk Apartments — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Riverwalk Apartments
Rest of Central Region (RCR) · District 01 · ~$1,696 psf · 3.4% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans, steady immigration and rising rents are holding them up. For Riverwalk Apartments, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,696 psf, Riverwalk Apartments is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~3.8%/yr over ~4 years). The real watch-out: about 3,173 brand-new units come up for sale in this district — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, 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.
Supports prices
Riverwalk Apartments's own prices are still climbing — about +3% in the latest year of sales.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
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.
Holds prices back
About 3,173 new units are still unsold in this district — plenty of fresh supply that can hold prices and rents back.
About neutral
New launches in this district are selling at a middling pace (~49% sold).
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.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
Supports prices
Rents at Riverwalk Apartments are up ~6% over the last couple of years — good if you're renting 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? ~$1,696 psf is ~44% below similar nearby projects (~$3,028). good value
(The whole city fringe average is ~$1,830 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.
Riverwalk Apartments has grown ~3.8%/yr over ~4 years. Similar nearby: One Marina Gardens 0.2%, Union Square Residences -4.7% — a -4.7–0.2%/yr spread (most around 0.2%).
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
$1,822,500
2022–2026 (URA)
Appreciation
3.8%/yr
median trend
Gross yield
3.4%
~$4.77/psf rent
Lease
~53 yrs left
leasehold
Lease watch: ~53 yrs left — below 60, so CPF usage is pro-rated and the loan tenure is capped; factor in lease decay.
Riverwalk Apartments median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Riverwalk Apartments 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 Riverwalk Apartments
Questions people ask about Riverwalk Apartments
Is Riverwalk Apartments freehold or leasehold?
Riverwalk Apartments is on a 99-year lease that began in 1980, so about 53 years remain. It sits in District 01 (Rest of Central Region (RCR)).
How much does Riverwalk Apartments cost per square foot?
Recent transactions at Riverwalk Apartments are around $1,696 psf. Across its record, transacted prices range from $1,350,000 to $2,580,000.
Which primary schools are near Riverwalk Apartments?
Within 1–2 km: River Valley Primary School, St. Margaret's School (primary), Cantonment Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Riverwalk Apartments?
The nearest MRT is Clarke Quay MRT, about 210 m away (straight-line).
Has Riverwalk Apartments gone up in value?
Across 22 URA-recorded transactions (2022–2026), prices at Riverwalk Apartments have moved about 3.8% a year on average, with a gross rental yield near 3.4%. That is a past record, not a forecast.
What condos are comparable to Riverwalk Apartments?
Within a short walk: Canninghill Piers, Union Square Residences, River Place, The Robertson Opus, The Sail @ Marina Bay. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Riverwalk Apartments a good buy?
Riverwalk Apartments sits in Rest of Central Region (RCR). 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.