District 12 · Kallang · RCR
Riviera 38
Mar Thoma Road · Apartment · 999 yrs lease commencing from 1882
Current PSF
$1,609
+1.1% vs district median
Gross yield
4.1%
median rent $3,000/mo
3-year gain
5.7%
Transactions · 5y
23
4 in last 12 months
Nearest MRT
Geylang Bahru Mrt Station · 1,199.122m
DTL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
144 years old · composite of plot use, age, tenure, value gap & size
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
7%
PSF dispersion within project
The neighbourhood
P1 ring
St Andrew'S Junior School 404m · Phase 2C 1.2× balloted · Shg Student Care (Bendemeer Primary School) 692m · Bendemeer Primary School 735m · Phase 2C 0.2× · Hong Wen School 959m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
St Andrew'S School (Secondary) · 419m
Food
Bendemeer Road Blk 29 (Bendemeer Market And Food Centre) · 990m
Green
Mar Thoma Road Park · 176m - 4 parks within 1km
Mall
Bendemeer Shopping Mall · 1.1km
Health
National Healthcare Group Polyclinics (Toa Payoh Polyclinic) (polyclinic) · 858m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,393
2022
$1,462
+5%
2023
$1,510
+3.3%
2024
$1,577
+4.4%
2025
$1,545
-2%
2026
$1,596
+3.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $6.00 | 4.5% | 74 |
| 2BR | $3,500/mo | $4.12 | 3.1% | 34 |
| 3BR | $4,400/mo | $3.83 | 2.9% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,380,000 | 883 | $1,563 | 16-20 |
| Mar 2026 | $735,888 | 452 | $1,628 | 16-20 |
| Nov 2025 | $1,250,000 | 743 | $1,683 | 11-15 |
| Sept 2025 | $1,160,000 | 743 | $1,562 | 06-10 |
| Jul 2025 | $880,000 | 549 | $1,603 | 16-20 |
| Jul 2025 | $720,000 | 549 | $1,312 | 06-10 |
| May 2025 | $1,380,000 | 883 | $1,563 | 11-15 |
| Nov 2024 | $1,881,500 | 1,141 | $1,649 | 21-25 |
| Aug 2024 | $1,360,000 | 883 | $1,541 | 06-10 |
| Apr 2024 | $1,758,888 | 1,141 | $1,542 | 06-10 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Riviera 38 actually sell for - this project trades at 2.0× the nearest block’s PSF.