District 19 · Sengkang · OCR
Rivercove Residences
Anchorvale Lane · Executive Condominium · 99 yrs lease commencing from 2016
Current PSF
$1,626
+5.0% vs district median
Gross yield
3.0%
median rent $4,000/mo
3-year gain
33.6%
Transactions · 5y
116
109 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,483.027m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+157% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Anchor Green Primary School 429m · Phase 2C 0.1× · Fern Green Primary School 667m · Phase 2C 0.6× · Springdale Primary School 691m · Phase 2C 0.7× · Nan Chiau Primary School 811m · Phase 2C 3.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 646m
Food
Anchorvale Village Hawker Centre · 699m - 2 hawker centres within 1km
Green
Sengkang Riverside Pk · 313m
Mall
The Seletar Mall · 871m
Health
Sengkang Community Hospital (hospital) · 969m
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,644 psf - 3% above units on floors 1–5 ($1,593 psf).
Price trend average PSF by year
2021
$1,193
2022
$1,189
-0.3%
2023
$1,226
+3.1%
2024
$1,291
+5.3%
2025
$1,605
+24.3%
2026
$1,638
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,900/mo | $4.11 | 3.0% | 18 |
| 4BR | $5,000/mo | $4.35 | 3.2% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,800,000 | 1,109 | $1,624 | 06-10 |
| Jul 2026 | $1,500,000 | 904 | $1,659 | 16-20 |
| Jun 2026 | $2,020,000 | 1,184 | $1,706 | 11-15 |
| Jun 2026 | $2,000,000 | 1,184 | $1,689 | 06-10 |
| Jun 2026 | $1,865,888 | 1,109 | $1,683 | 16-20 |
| Jun 2026 | $1,850,000 | 1,109 | $1,669 | 06-10 |
| Jun 2026 | $1,830,000 | 1,109 | $1,651 | 16-20 |
| Jun 2026 | $1,822,888 | 1,109 | $1,644 | 11-15 |
| Jun 2026 | $1,768,000 | 1,076 | $1,643 | 06-10 |
| Jun 2026 | $1,595,000 | 958 | $1,665 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Rivercove Residences actually sell for - this project trades at 3.1× the nearest block’s PSF.