Rent vs D19 +6.8%
Rents near district median
River Isles's latest 12-month median rent is $3,950 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
River Isles rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 52 Edgedale Plains River Isles Singapore 828820
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Quick summary about River Isles
River Isles is a 99-year leasehold condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 391 rentals and 166 sales. River Isles is near PUNGGOL MRT STATION (NE17), about 1.44 km away.
For rent checks, start with the latest 12-month median of $3,950 per month and compare it with the full-history size-band range of $2,415 to $4,500. For sale checks, start with the latest 12-month median sale price of $1,820,000 and median sale PSF of $1,560 psf, then compare full-history floor-band evidence from $1,304,000 to $1,725,000 and PSF from $1,088 psf to $1,398 psf.
- Latest 12M median rent is $3,950 per month from 73 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,820,000, with median sale PSF at $1,560 psf from 21 sales.
- Rent is down 5.1% over the last 3 months. Sale PSF is up 2.2% over the last 3 months.
River Isles Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -6.4%
Sale PSF near district median
River Isles's latest 12-month median sale PSF is $1,560 psf versus the D19 median of $1,667 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.60%
Rent support near district screen
Gross yield is roughly 2.60% versus a D19 screen of 2.55%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 33.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -38.2%
Activity is lighter
34 recent transactions versus 55 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare River Isles against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,950
Is the asking rent fair?
$3,750 to $4,150 is the first fair-rent band to check. Above $4,150 should have a visible reason.
Latest 12M median sale PSF $1,560 psf
Is the purchase price fair?
$1,770,000 to $1,870,000 and $1,510 to $1,610 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,900
Are similar units renting for more?
3 bed and 1,100 to 1,200 sqft give the closest unit-size checks.
Rent stability 33.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -38.2%
Is activity rising?
Activity is lighter. 34 recent transactions versus 55 in the prior 6-month view.
River Isles Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Condominium, Non-Landed Properties
Sales 166 resale transactions
Total sold value $240.0M
River Isles Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 391 Jun 2021 to Sept 2026
Sale transactions 166 Jun 2021 to Oct 2026
Rent trend -5.1% Last 3 months
Sale PSF trend 2.2% Last 3 months
River Isles 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
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
SUNGEI SERANGOON PARK CONNECTOR Park / green link · 1.31 km away
ONE PUNGGOL HAWKER CENTRE Food centre · 1.5 km away
River Isles Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,700 105 rentals in view
Latest median sale PSF $1,604 psf 38 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 1 $1,604 psf $2,400,000
Sept 2026 3 $3,700 2 $1,573 psf $1,505,000
Aug 2026 3 $3,700 2 $1,595 psf $1,500,000
Jul 2026 5 $4,100 0 - -
Jun 2026 8 $3,900 4 $1,560 psf $1,650,000
May 2026 6 $3,700 0 - -
Apr 2026 9 $4,200 2 $1,551 psf $2,107,500
Mar 2026 4 $4,300 1 $1,661 psf $2,038,000
Feb 2026 10 $3,700 5 $1,524 psf $1,650,000
Jan 2026 4 $3,025 0 - -
Dec 2025 10 $4,150 2 $1,637 psf $1,975,000
Nov 2025 6 $3,500 2 $1,526 psf $1,855,000
Projects Similar to River Isles
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 A Treasure Trove 1.7 km away 1,244 transactions
- Median rent
- $3,790
- Median sale PSF
- $1,428 psf
- Median rent
- $4,000
- Median sale PSF
- $1,410 psf
- Median rent
- $4,000
- Median sale PSF
- $1,323 psf
- Median rent
- $4,100
- Median sale PSF
- $1,300 psf
- Median rent
- $4,000
- Median sale PSF
- $1,328 psf
- Median rent
- $3,800
- Median sale PSF
- $1,248 psf
River Isles Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,100 $3,002 59
3 bed $3,900 $3,808 232
4 bed $4,500 $4,350 54
Unknown $2,415 $2,366 46
River Isles Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,400 $2,301 37
500 to 600 sqft $2,750 $2,633 9
700 to 800 sqft $3,100 $3,022 55
800 to 900 sqft $3,700 $3,492 53
900 to 1,000 sqft $3,800 $3,729 39
1,000 to 1,100 sqft $4,000 $3,702 23
1,100 to 1,200 sqft $4,000 $3,922 97
1,200 to 1,300 sqft $4,300 $3,921 42
River Isles Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,304,000 $1,231 psf 52
06 to 10 $1,338,888 $1,398 psf 39
11 to 15 $1,374,444 $1,315 psf 54
16 to 20 $1,725,000 $1,088 psf 21
River Isles Latest Transactions
Most recent URA rentals and sales 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 latest 12-month median monthly rent of $3,950 across 73 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,950
Rentals in period 73
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
Latest 12M sales at River Isles show a median price of $1,820,000 and $1,560 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,820,000
Latest 12M median PSF $1,560 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 166 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $240.0M
Latest record Oct 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.
Run River Isles numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,950/mo Test gross and net yield against typical rent. Buy vs rent $1.8M Compare ownership cost against renting. Mortgage $1.8M Estimate monthly payment from the sale price. Stamp duty $1,560 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
River Isles has a latest 12-month median monthly rent of $3,950 across 73 rentals in that period.
What is the typical sale price at River Isles?
The latest 12-month median sale price for River Isles is $1,820,000, based on 21 sales in that period.
What is the median sale PSF at River Isles?
The latest 12-month median sale price per square foot for River Isles is $1,560 psf. The average for the same period is $1,558 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.