River Isles

153 filed transactions · District 19 · OCR

Median, per square foot
1,301 psf
Observed range
$848 — $1,695 psf
S$1,390k median price

99 yrs lease commencing from 2012 · 153 filed transactions

▲ 12.8% vs 12 months ago
S$1,390k
Median price
153
Filed transactions
65%
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

Jun '24 · S$1,190kAug '26 · S$1,500k

The transactions behind those figures20 of 153

Nothing modelled — these are the filed sales.

70 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,240,000$1646 psf
106 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,760,000$1543 psf
70 sqm · floor 06-10Condominium · Resale · 2026-06
S$1,200,000$1593 psf
41 sqm · floor 11-15Condominium · Resale · 2026-06
S$720,000$1631 psf
134 sqm · floor 01-05Condominium · Resale · 2026-06
S$2,100,000$1456 psf
137 sqm · floor 01-05Condominium · Resale · 2026-06
S$2,250,000$1526 psf
139 sqm · floor 16-20Condominium · Resale · 2026-04
S$2,280,000$1524 psf
114 sqm · floor 11-15Condominium · Resale · 2026-04
S$1,935,000$1577 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-12%

Floors 16+ against floors 1–5, River Isles only. Median S$1,097 psf up top from 18 sales, S$1,247 psf low down from 49.

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
Coral Edge
398m
Primary schools within 1km
6
nearest 137m
Primary schools · straight-line distance
  • Greendale Primary School137m
  • Horizon Primary School229m
  • Mee Toh School584m
  • Edgefield Primary School634m
  • Waterway Primary School646m
  • Oasis Primary School813m
7 more between 1km and 2km
  • Rivervale Primary School1.0km
  • Punggol View Primary School1.2km
  • North Spring Primary School1.6km
  • Punggol Green Primary School1.6km
  • Seng Kang Primary School1.7km
  • Compassvale Primary School1.7km
  • Valour 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
  • Coral Edge398m
  • Kadaloor448m
  • Meridian453m
Also nearby
  • Other schoolsGreendale Secondary School153m

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.

What has sold nearby300m

1project within 300m
$1,489–$1,565the middle half, per sq ft — all from one project
$1,496median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
The Amore222m2026-0806-10102 sqm$1,489
The Amore222m2026-0711-15102 sqm$1,476
The Amore222m2026-0706-10137 sqm$1,594
The Amore222m2026-0601-0565 sqm$1,536
The Amore222m2026-0616-20137 sqm$1,594
The Amore222m2026-0506-1093 sqm$1,506
The Amore222m2026-0506-10102 sqm$1,430
The Amore222m2026-0516-2092 sqm$1,493
The Amore222m2026-0411-1593 sqm$1,496
The Amore222m2026-0406-10114 sqm$1,638
The Amore222m2026-0311-15121 sqm$1,565
The Amore222m2026-0311-1592 sqm$1,489

The 12 most recent are listed, out of 20 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 River Isles

HDB put this parcel out to tender and names River Isles as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched15 Sep 2011
  2. Tender closed3 Nov 20115 bids received
  3. Awarded8 Nov 2011Qingjian Realty (South Pacific) Group Pte Ltd
  4. Winning tenderS$215,870,000S$3,552 per sq m of gross floor area · S$330 per sq ft
Parcel
Punggol S2 Punggol Central/ Edgedale Plains
Site area
20,256 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
60,768 sq m
Sold as
Condominium
Every bid — all 5, 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
1Qingjian Realty (South Pacific) Group Pte LtdS$215,870,000—
2Soilbuild Group Holdings Pte LtdS$203,888,000S$11,982,000 · 5.6%
3Sunmaster Holdings Pte. Ltd.S$203,200,000S$12,670,000 · 5.9%
4CEL Development Pte LtdS$201,465,880S$14,404,120 · 6.7%
5Opal Star Pte Ltd & Lum Chang Building Contractors Pte LtdS$189,890,000S$25,980,000 · 12.0%

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 8 Nov 2011 · 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 “River Isles”. 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$1,390,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,390,000
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$33,102
Cash in handS$974,482
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.