Condo data

Riviera 38

Mar Thoma Road999-year leaseholdURA data to Oct 2026

The development

Type
Apartment
Tenure
999-year leasehold from 1882, about 855 years left
Address
Mar Thoma Road
District
District 12: Balestier, Toa Payoh, Serangoon
Market segment
RCR (Rest of Central Region)
Deals on record
22 since Oct 2021: 0 new sales, 22 resales and sub sales

Prices at Riviera 38 by unit size

Under 550 sqftS$735,888S$1,628 psf, 1 deal in 12 months
550 to 799 sqftS$1,250,000S$1,683 psf, 1 deal in 12 months
800 to 1,099 sqftS$1,400,000S$1,586 psf, 2 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$1,4385
2022-S$1,4324
2023-S$1,5102
2024-S$1,5423
2025-S$1,5635
2026-S$1,6093

Price by floor

FloorMedian psfDeals
06-10S$1,5417
11-15S$1,4838
16-20S$1,6033
21-25S$1,5004

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 2026883 sqft06-10S$1,420,000
S$1,609 psf		Resale
Apr 2026883 sqft16-20S$1,380,000
S$1,563 psf		Resale
Mar 2026452 sqft16-20S$735,888
S$1,628 psf		Resale
Nov 2025743 sqft11-15S$1,250,000
S$1,683 psf		Resale
Sept 2025743 sqft06-10S$1,160,000
S$1,562 psf		Resale
Jul 2025549 sqft16-20S$880,000
S$1,603 psf		Resale
Jul 2025549 sqft06-10S$720,000
S$1,312 psf		Resale
May 2025883 sqft11-15S$1,380,000
S$1,563 psf		Resale
Nov 20241,141 sqft21-25S$1,881,500
S$1,649 psf		Resale
Aug 2024883 sqft06-10S$1,360,000
S$1,541 psf		Resale
Apr 20241,141 sqft06-10S$1,758,888
S$1,542 psf		Resale
Jul 20231,141 sqft11-15S$1,680,000
S$1,472 psf		Resale
Mar 20231,141 sqft21-25S$1,765,000
S$1,547 psf		Resale
Nov 2022743 sqft11-15S$1,072,000
S$1,443 psf		Resale
Oct 2022883 sqft06-10S$1,200,000
S$1,360 psf		Resale
Sept 2022452 sqft11-15S$735,000
S$1,626 psf		Resale
Apr 20221,141 sqft11-15S$1,620,000
S$1,420 psf		Resale
Dec 2021452 sqft06-10S$650,000
S$1,438 psf		Resale
Nov 2021549 sqft21-25S$798,000
S$1,454 psf		Resale
Nov 2021743 sqft21-25S$1,000,000
S$1,346 psf		Resale

Showing the latest 20 of 22 caveats lodged since Oct 2021.

Rent at Riviera 38

1-bedroomS$2,850a month, median of 12 leases, S$2,600 to S$3,150
2-bedroomS$3,500a month, median of 6 leases, S$3,200 to S$3,800
3-bedroomS$4,350a month, median of 7 leases, S$4,300 to S$4,600

The median rent in Q4 2025 was S$5.24 psf a month (the middle half of leases ran S$4.14 to S$5.97). Against the median sale price that is a gross yield of about 3.9% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

Thinking of buying here?

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What is your unit at Riviera 38 worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

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Common questions

How much is a unit at Riviera 38?

Units at Riviera 38 sold for a median S$1,315,000 (S$1,618 psf) in the last 12 months. The most traded size, 800 to 1,099 sqft, went for a median S$1,400,000, from S$1,380,000 to S$1,420,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Riviera 38?

1-bedroom units rented for a median S$2,850 a month (12 leases); 2-bedroom units rented for a median S$3,500 a month (6 leases); 3-bedroom units rented for a median S$4,350 a month (7 leases), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at Riviera 38?

Riviera 38 is a 999-year leasehold that started in 1882, so about 855 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at Riviera 38 worth?

Recent deals at Riviera 38 for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near Riviera 38

All condos in District 12 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.