Rio Vista

125 filed transactions · District 19 · OCR

Median, per square foot
1,079 psf
Observed range
$857 — $1,306 psf
S$1,400k median price

99 yrs lease commencing from 2001 · 125 filed transactions

▲ 5.6% vs 12 months ago
S$1,400k
Median price
125
Filed transactions
42%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Apr '24 · S$1,270kJul '26 · S$1,998k

The transactions behind those figures20 of 125

Nothing modelled — these are the filed sales.

233 sqm · floor 16-20Condominium · Resale · 2026-07
S$2,750,000$1096 psf
98 sqm · floor 11-15Condominium · Resale · 2026-07
S$1,246,000$1181 psf
116 sqm · floor 06-10Condominium · Resale · 2026-06
S$1,550,000$1241 psf
116 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,450,000$1161 psf
116 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,590,000$1273 psf
116 sqm · floor 06-10Condominium · Resale · 2026-05
S$1,565,000$1253 psf
116 sqm · floor 11-15Condominium · Resale · 2026-03
S$1,560,000$1249 psf
115 sqm · floor 11-15Condominium · Resale · 2026-03
S$1,460,000$1179 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+2.9%

Floors 16+ against floors 1–5, Rio Vista only. Median S$1,056 psf up top from 18 sales, S$1,026 psf low down from 22.

District 19, typical project+1.9%

Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.

Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,5191,912
06-10S$1,5661,301
11-15S$1,5751,203
16-20S$1,691520
21-25S$2,58652

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Hougang
900m
Primary schools within 1km
3
nearest 393m
Primary schools · straight-line distance
  • CHIJ Our Lady of the Nativity393m
  • Punggol Primary School927m
  • Holy Innocents' Primary School996m on the 1km line
6 more between 1km and 2km
  • North Vista Primary School1.3km
  • Montfort Junior School1.3km
  • North Spring Primary School1.6km
  • Palm View Primary School1.6km
  • Yio Chu Kang Primary School1.8km
  • Seng Kang Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Hougang900m
  • Kangkar1.2km
  • Ranggung1.3km
Also nearby
  • Hawker centreBuangkok Hawker Centre1.5km
  • ParkPunggol PK550m
  • Other schoolsSerangoon Secondary School258m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$1,103–$1,728the middle half, per sq ft
$1,342median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Riverfront Residences295m2026-0811-1548 sqm$1,622
Riverfront Residences295m2026-0811-1543 sqm$1,713
Riverfront Residences295m2026-0806-1067 sqm$1,775
Riverfront Residences295m2026-0816-2080 sqm$1,520
Riverfront Residences295m2026-0801-0581 sqm$1,812
Riverfront Residences295m2026-0801-0557 sqm$1,728
Riverfront Residences295m2026-0816-2043 sqm$1,728
The Florida147m2026-0701-05134 sqm$1,088
The Florida147m2026-0706-10122 sqm$1,226
The Florida147m2026-0701-05120 sqm$1,138
The Florida147m2026-0701-05129 sqm$1,102
Riverfront Residences295m2026-0716-20120 sqm$1,703
The Florida147m2026-0506-10114 sqm$1,092
The Florida147m2026-0311-15123 sqm$1,208
The Florida147m2026-0301-05114 sqm$1,141
The Florida147m2025-1206-10129 sqm$1,152
The Florida147m2025-1101-05129 sqm$1,109
The Florida147m2025-1101-05134 sqm$1,095
The Florida147m2025-1111-15122 sqm$1,157
The Florida147m2025-0911-15119 sqm$1,105

The 20 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Rio Vista

HDB put this parcel out to tender and names Rio Vista as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched19 Jul 2000
  2. Tender closed14 Sep 20004 bids received
  3. Awarded5 Oct 2000MCL Land Ltd & Ho Bee Developments Pte Ltd
  4. Winning tenderS$121,380,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Hougang S3b Hougang Avenue 7
Site area
16,816 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
Not published
Sold as
Condominium
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1MCL Land Ltd & Ho Bee Developments Pte LtdS$121,380,000—
2Bishan Properties Pte LtdS$110,800,000S$10,580,000 · 8.7%
3Allgreen Properties Ltd / Hoe Seng Co (Pte) Ltd / Astipal Pte LtdS$105,080,000S$16,300,000 · 13.4%
4Rivaldo Investments Pte LtdS$91,770,000S$29,610,000 · 24.4%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 5 Oct 2000 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Rio Vista”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,400,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,400,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$33,320
Cash in handS$984,264
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.