Projects
RIVER ISLES
D19 / Serangoon Garden, Hougang, Punggol
Address 52 EDGEDALE PLAINS RIVER ISLES SINGAPORE 828820
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Condominium, Non-Landed Properties 513 transactions 99-year leasehold from 2012 Updated Mar 2026
Property image pending
Project read
Quick summary about RIVER ISLES
River Isles is a 99-year leasehold from 2012 condominium, non-landed properties in D19 / Serangoon Garden, Hougang, Punggol. River Isles currently has 357 rental contracts and 156 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $3,700 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,383,888, with median sale PSF at $1,240 psf and total recorded sale value of $223.1M.
- Rent is down 10.8% over the last 3 months. Sale PSF is down 1.1% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Condominium, Non-Landed Properties
Sale records 156 resale transactions
Total sold value $223.1M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 357 May 2021 to Feb 2026
Sale transactions 156 May 2021 to Mar 2026
Rent trend -10.8% Last 3 months
Sale PSF trend -1.1% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
PUNGGOL MRT STATION (NE17) 1.44 km away
PUNGGOL COAST MRT STATION (NE18) 1.96 km away
SENGKANG MRT STATION (NE16) 2.05 km away
Schools nearby
GREENDALE PRIMARY SCHOOL 0.14 km away
GREENDALE SECONDARY SCHOOL 0.15 km away
HORIZON PRIMARY SCHOOL 0.23 km away
EDGEFIELD PRIMARY SCHOOL 0.63 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 3.45 km away
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 2.42 km away
SUNGEI SERANGOON PARK CONNECTOR Park / green link · 1.31 km away
ONE PUNGGOL HAWKER CENTRE Food centre · 1.5 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,300 106 rental contracts in view
Latest median sale PSF $1,577 psf 44 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 1 $1,577 psf $1,935,000
Feb 2026 4 $4,300 1 $1,661 psf $2,038,000
Jan 2026 10 $3,700 5 $1,524 psf $1,650,000
Dec 2025 4 $3,025 0 - -
Nov 2025 10 $4,150 2 $1,637 psf $1,975,000
Oct 2025 6 $3,500 2 $1,526 psf $1,855,000
Sept 2025 5 $4,200 3 $1,595 psf $1,700,000
Aug 2025 6 $3,750 4 $1,483 psf $1,587,000
Jul 2025 9 $4,000 3 $1,500 psf $1,400,800
Jun 2025 4 $3,950 3 $1,523 psf $1,565,000
May 2025 6 $3,800 2 $1,470 psf $1,555,000
Apr 2025 7 $4,300 2 $1,413 psf $1,755,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 FLO RESIDENCE 0.6 km away 561 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,236 psf
- Median rent
- $3,775
- Median sale PSF
- $1,247 psf
- Median rent
- $3,800
- Median sale PSF
- $1,271 psf
- Median rent
- $3,700
- Median sale PSF
- $1,398 psf
- Median rent
- $4,000
- Median sale PSF
- $1,299 psf
- Median rent
- $3,400
- Median sale PSF
- $1,298 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,050 $2,972 55
3 bed $3,875 $3,785 212
4 bed $4,500 $4,320 50
Unknown $2,400 $2,350 40
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,375 $2,283 32
500 to 600 sqft $2,750 $2,619 8
700 to 800 sqft $3,100 $2,991 51
800 to 900 sqft $3,600 $3,454 47
900 to 1,000 sqft $3,800 $3,722 36
1,000 to 1,100 sqft $3,900 $3,680 22
1,100 to 1,200 sqft $4,000 $3,895 88
1,200 to 1,300 sqft $4,100 $3,874 39
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,300,000 $1,225 psf 50
06 to 10 $1,338,888 $1,385 psf 37
11 to 15 $1,378,888 $1,297 psf 49
16 to 20 $1,720,000 $1,086 psf 20
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
RIVER ISLES shows a typical monthly rent of $3,700 across 357 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,700
Rental contracts 357
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at RIVER ISLES point to a typical sale price of $1,383,888 and $1,240 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,383,888
Median PSF $1,240 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. RIVER ISLES has 156 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $223.1M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D19 to compare RIVER ISLES against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
RIVER ISLES FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at RIVER ISLES?
Based on the URA rental records currently loaded for RIVER ISLES, the median monthly rent is $3,700 across 357 rental contracts.
What is the typical sale price at RIVER ISLES?
The median sale price for RIVER ISLES is $1,383,888, based on 156 URA sale transactions in the local dataset.
What is the median sale PSF at RIVER ISLES?
The median sale price per square foot for RIVER ISLES is $1,240 psf. The average sale PSF is $1,266 psf.
Is RIVER ISLES freehold or leasehold?
RIVER ISLES is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is RIVER ISLES located?
RIVER ISLES is located at 52 EDGEDALE PLAINS RIVER ISLES SINGAPORE 828820 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the RIVER ISLES transaction data?
The URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.