Projects
RIVIERA 38
D12 / Balestier, Toa Payoh, Serangoon
Address 38 MAR THOMA ROAD RIVIERA 38 SINGAPORE 328712
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Apartment, Non-Landed Properties 158 transactions 999-year leasehold from 1882 Updated Mar 2026
Property image pending
Project read
Quick summary about RIVIERA 38
Riviera 38 is a 999-year leasehold from 1882 apartment, non-landed properties in D12 / Balestier, Toa Payoh, Serangoon. Riviera 38 currently has 135 rental contracts and 23 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $2,912 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,160,000, with median sale PSF at $1,494 psf and total recorded sale value of $27.3M.
- Rent is up 12.7% over the last 3 months. Sale PSF is up 4.2% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1882
Property type Apartment, Non-Landed Properties
Sale records 23 resale transactions
Total sold value $27.3M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 135 May 2021 to Feb 2026
Sale transactions 23 Jul 2021 to Mar 2026
Rent trend 12.7% Last 3 months
Sale PSF trend 4.2% 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
POTONG PASIR MRT STATION (NE10) 0.72 km away
POTONG PASIR MRT STATION 0.75 km away
BOON KENG MRT STATION 0.93 km away
Schools nearby
ST ANDREW'S SCHOOL (SECONDARY) 0.42 km away
BENDEMEER SECONDARY SCHOOL 0.48 km away
SHG STUDENT CARE (BENDEMEER PRIMARY SCHOOL) 0.7 km away
BENDEMEER PRIMARY SCHOOL 0.74 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.04 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 3.96 km away
KALLANG PARK CONNECTOR Park / green link · 1.1 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.46 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,375 44 rental contracts in view
Latest median sale PSF $1,563 psf 9 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 1 $1,563 psf $1,380,000
Feb 2026 4 $4,375 1 $1,628 psf $735,888
Nov 2025 6 $3,100 0 - -
Oct 2025 3 $2,980 1 $1,683 psf $1,250,000
Sept 2025 1 $2,750 0 - -
Aug 2025 0 - 1 $1,562 psf $1,160,000
Jul 2025 4 $2,700 0 - -
Jun 2025 3 $2,900 2 $1,458 psf $800,000
May 2025 3 $2,800 0 - -
Apr 2025 4 $3,100 1 $1,563 psf $1,380,000
Mar 2025 3 $3,100 0 - -
Feb 2025 3 $4,400 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold REGENT RESIDENCES 0.5 km away 459 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,568 psf
- Median rent
- $2,950
- Median sale PSF
- $1,531 psf
- Median rent
- $2,700
- Median sale PSF
- $1,592 psf
- Median rent
- $3,000
- Median sale PSF
- $1,377 psf
- Median rent
- $2,900
- Median sale PSF
- $1,665 psf
- Median rent
- $3,000
- Median sale PSF
- $1,430 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,700 $2,598 74
2 bed $3,475 $3,356 34
3 bed $4,400 $4,200 27
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,600 $2,561 51
500 to 600 sqft $2,800 $2,678 23
700 to 800 sqft $3,200 $3,181 13
800 to 900 sqft $3,600 $3,464 21
1,100 to 1,200 sqft $4,400 $4,200 27
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $1,200,000 $1,438 psf 7
11 to 15 $1,161,000 $1,483 psf 8
16 to 20 $1,007,500 $1,583 psf 4
21 to 25 $1,382,500 $1,501 psf 4
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
RIVIERA 38 shows a typical monthly rent of $2,912 across 135 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $2,912
Rental contracts 135
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 RIVIERA 38 point to a typical sale price of $1,160,000 and $1,494 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,160,000
Median PSF $1,494 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1882 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. RIVIERA 38 has 23 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $27.3M
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 D12 to compare RIVIERA 38 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.
RIVIERA 38 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at RIVIERA 38?
Based on the URA rental records currently loaded for RIVIERA 38, the median monthly rent is $2,912 across 135 rental contracts.
What is the typical sale price at RIVIERA 38?
The median sale price for RIVIERA 38 is $1,160,000, based on 23 URA sale transactions in the local dataset.
What is the median sale PSF at RIVIERA 38?
The median sale price per square foot for RIVIERA 38 is $1,494 psf. The average sale PSF is $1,490 psf.
Is RIVIERA 38 freehold or leasehold?
RIVIERA 38 is listed as 999-year leasehold from 1882. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is RIVIERA 38 located?
RIVIERA 38 is located at 38 MAR THOMA ROAD RIVIERA 38 SINGAPORE 328712 in D12 / Balestier, Toa Payoh, Serangoon.
How current is the RIVIERA 38 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.