District 12 · Kallang · RCR
Eight Riversuites
Whampoa East · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,793
+12.7% vs district median
Gross yield
3.9%
median rent $3,950/mo
3-year gain
5.3%
Transactions · 5y
283
54 in last 12 months
Nearest MRT
Geylang Bahru Mrt Station · 839.801m
DTL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+5.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
Bendemeer Primary School 117m · Phase 2C 0.2× · Shg Student Care (Bendemeer Primary School) 127m · Hong Wen School 751m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 525m
Food
Bendemeer Road Blk 29 (Bendemeer Market And Food Centre) · 305m - 2 hawker centres within 1km
Green
Beng Wan Rd Pg · 212m - 4 parks within 1km
Mall
Bendemeer Shopping Mall · 374m
Health
Kallang Polyclinic And Long Term Care (polyclinic) · 822m
Who lives in Kallang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
101,290
Median age
46 yrs
41% under 40 · getting older
Children 0–9
8,060
▼ 8% since 2015 · future P1 demand
Household size
2.7 avg
Homes
78% HDB
19% condo · 1% landed
Degree holders
33%
residents 15+
Commute
60% transit
18% drive
45 min+ to work
16%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,874 psf - 12% above units on floors 1–5 ($1,680 psf).
Price trend average PSF by year
2021
$1,461
2022
$1,549
+6%
2023
$1,722
+11.2%
2024
$1,755
+1.9%
2025
$1,808
+3%
2026
$1,814
+0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 4.5% | 335 |
| 2BR | $3,800/mo | $5.85 | 3.9% | 353 |
| 3BR | $4,800/mo | $5.05 | 3.4% | 284 |
| 4BR | $5,700/mo | $4.22 | 2.8% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,460,000 | 840 | $1,739 | 01-05 |
| Jun 2026 | $2,050,000 | 1,195 | $1,716 | 16-20 |
| Jun 2026 | $1,888,000 | 936 | $2,016 | 26-30 |
| Jun 2026 | $845,888 | 441 | $1,917 | 16-20 |
| May 2026 | $1,340,000 | 700 | $1,915 | 16-20 |
| May 2026 | $840,000 | 441 | $1,903 | 26-30 |
| May 2026 | $835,000 | 441 | $1,892 | 26-30 |
| Apr 2026 | $2,350,000 | 1,916 | $1,227 | 26-30 |
| Apr 2026 | $1,470,000 | 807 | $1,821 | 11-15 |
| Apr 2026 | $1,397,000 | 700 | $1,997 | 21-25 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Eight Riversuites actually sell for - this project trades at 3.3× the nearest block’s PSF.