District 03 · Bedok · RCR
Riviere
Jiak Kim Street · Apartment · 99 yrs lease commencing from 2018
Current PSF
$2,899
+31.9% vs district median
Gross yield
3.4%
median rent $7,000/mo
3-year gain
-6.9%
Transactions · 5y
340
10 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,292.003m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+393% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 297m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 474m
Food
New Upper Changi Road Blk 58 · 924m - 2 hawker centres within 1km
Green
Lucky Gardens Pg · 395m - 9 parks within 1km
Mall
Bedok Mall · 1.8km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.7km
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 20252,358m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,679 psf (92 sales). At today’s $2,899 psf, they are up 8% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,936 psf - 3% above units on floors 1–5 ($2,855 psf).
Price trend average PSF by year
2021
$2,679
2022
$2,870
+7.1%
2023
$3,082
+7.4%
2024
$2,872
-6.8%
2025
$2,935
+2.2%
2026
$2,870
-2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $5,200/mo | $9.45 | 3.9% | 99 |
| 2BR | $6,900/mo | $8.12 | 3.4% | 136 |
| 3BR | $9,600/mo | $7.68 | 3.2% | 127 |
| 4BR | $18,000/mo | $8.78 | 3.6% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,600,000 | 818 | $3,178 | 21-25 |
| Jun 2026 | $1,438,000 | 560 | $2,569 | 11-15 |
| Apr 2026 | $2,308,888 | 818 | $2,822 | 01-05 |
| Mar 2026 | $2,425,000 | 818 | $2,964 | 06-10 |
| Feb 2026 | $3,260,000 | 1,141 | $2,857 | 06-10 |
| Jan 2026 | $3,530,000 | 1,249 | $2,827 | 06-10 |
| Dec 2025 | $3,700,000 | 1,216 | $3,042 | 06-10 |
| Nov 2025 | $2,250,000 | 818 | $2,750 | 06-10 |
| Aug 2025 | $6,050,000 | 2,002 | $3,022 | 06-10 |
| Aug 2025 | $3,600,000 | 1,216 | $2,960 | 06-10 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Riviere actually sell for - this project trades at 4.4× the nearest block’s PSF.