District 19 · Sengkang · OCR
Riversound Residence
Sengkang East Avenue · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,366
-11.8% vs district median
Gross yield
3.5%
median rent $3,900/mo
3-year gain
4.6%
Transactions · 5y
138
21 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,068.842m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+116% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential32 / 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
-1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
North Spring Primary School 654m · Phase 2C 0.3× · North Vista Primary School 718m · Phase 2C 0.3× · Punggol Primary School 940m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 940m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 377m
Food
Buangkok Hawker Centre · 1.1km
Green
Punggol Pk · 654m
Mall
Sengkang Grand Mall · 1.1km
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 1.6km
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 $1,391 psf - 5% above units on floors 1–5 ($1,330 psf).
Price trend average PSF by year
2021
$1,024
2022
$1,169
+14.2%
2023
$1,251
+7%
2024
$1,352
+8.1%
2025
$1,388
+2.7%
2026
$1,309
-5.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $5.56 | 4.9% | 43 |
| 2BR | $3,100/mo | $4.13 | 3.6% | 70 |
| 3BR | $3,900/mo | $3.71 | 3.3% | 109 |
| 4BR | $4,350/mo | $3.48 | 3.1% | 61 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,720,000 | 2,680 | $1,015 | 16-20 |
| Jun 2026 | $2,600,000 | 2,605 | $998 | 16-20 |
| Apr 2026 | $2,030,000 | 1,345 | $1,509 | 16-20 |
| Apr 2026 | $1,715,000 | 1,163 | $1,475 | 11-15 |
| Feb 2026 | $1,600,000 | 1,163 | $1,376 | 01-05 |
| Jan 2026 | $1,554,000 | 1,163 | $1,337 | 01-05 |
| Jan 2026 | $1,550,000 | 1,066 | $1,455 | 11-15 |
| Dec 2025 | $1,700,000 | 1,163 | $1,462 | 11-15 |
| Dec 2025 | $1,500,888 | 1,066 | $1,408 | 06-10 |
| Dec 2025 | $1,110,000 | 753 | $1,473 | 16-20 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Riversound Residence actually sell for - this project trades at 2.7× the nearest block’s PSF.