Riverbank @ Fernvale
158 filed transactions · District 28 · OCR
S$1,229k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,229,444Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 158
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Riverbank @ Fernvale only. Median S$1,408 psf up top from 28 sales, S$1,285 psf low down from 36.
Middle of 3 projects in District 28 that clear the bar — half fall between +3.6% and +9.6%. None came out negative in this set.
Every band in District 28, 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.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,204 | 541 |
| 06-10 | S$1,414 | 140 |
| 11-15 | S$1,473 | 120 |
| 16-20 | S$1,565 | 113 |
| 21-25 | S$1,548 | 40 |
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.
- Fern Green Primary School287m
- Sengkang Green Primary School745m
- Anchor Green Primary School808m
- Springdale Primary School930m
- Fernvale Primary School948m
5 more between 1km and 2km
- Nan Chiau Primary School1.1km
- Palm View Primary School1.7km
- Compassvale Primary School1.8km
- Yio Chu Kang Primary School2.0km
- Hougang Primary School2.0km
- Kupang354m
- Layar355m
- Fernvale669m
- Hawker centreFernvale Hawker Centre & Market621m
- ParkSengkang Riverside PK558m
- Other schoolsPei Hwa Secondary School619m
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
From 60 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Lush Acres | 219m | 2026-08 | 01-05 | 140 sqm | $1,493 |
| Rivertrees Residences | 128m | 2026-07 | 11-15 | 104 sqm | $1,653 |
| Lush Acres | 219m | 2026-07 | 16-20 | 125 sqm | $1,449 |
| H2o Residences | 296m | 2026-07 | 01-05 | 111 sqm | $1,498 |
| Rivertrees Residences | 128m | 2026-06 | 11-15 | 65 sqm | $1,664 |
| Lush Acres | 219m | 2026-06 | 01-05 | 115 sqm | $1,388 |
| Lush Acres | 219m | 2026-06 | 16-20 | 125 sqm | $1,449 |
| H2o Residences | 296m | 2026-06 | 11-15 | 105 sqm | $1,531 |
| H2o Residences | 296m | 2026-06 | 16-20 | 129 sqm | $1,502 |
| Rivertrees Residences | 128m | 2026-05 | 06-10 | 65 sqm | $1,572 |
| Rivertrees Residences | 128m | 2026-05 | 06-10 | 104 sqm | $1,624 |
| Lush Acres | 219m | 2026-05 | 01-05 | 105 sqm | $1,451 |
| Rivertrees Residences | 128m | 2026-04 | 16-20 | 65 sqm | $1,586 |
| Rivertrees Residences | 128m | 2026-04 | 16-20 | 54 sqm | $1,540 |
| Rivertrees Residences | 128m | 2026-04 | 21-25 | 47 sqm | $1,637 |
| Rivertrees Residences | 128m | 2026-04 | 11-15 | 54 sqm | $1,579 |
| Rivertrees Residences | 128m | 2026-04 | 16-20 | 131 sqm | $1,688 |
| Rivertrees Residences | 128m | 2026-04 | 01-05 | 68 sqm | $1,530 |
| Rivertrees Residences | 128m | 2026-04 | 06-10 | 66 sqm | $1,520 |
| Rivertrees Residences | 128m | 2026-02 | 01-05 | 118 sqm | $1,622 |
The 20 most recent are listed, out of 60 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°
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.
The land under Riverbank @ Fernvale
HDB put this parcel out to tender and names Riverbank @ Fernvale as what was built on it. Everything below is from that tender: the dates, the winning price, and the 8 bids that came in.
- Tender launched28 Feb 2013
- Tender closed11 Apr 20138 bids received
- Awarded12 Apr 2013Secure Development Pte. Ltd.
- Winning tenderS$262,100,000S$5,262 per sq m of gross floor area · S$489 per sq ft
- Parcel
- Sengkang S11 Sengkang West Way
- Site area
- 16,604 sq m
- Lease
- 99 yrs
- Plot ratio
- 3
- Gross floor area
- 49,812 sq m
- Sold as
- Condominium
Every bid — all 8, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Secure Development Pte. Ltd. | S$262,100,000 | — |
| 2 | Bayfront Land Pte Ltd | S$253,550,000 | S$8,550,000 · 3.3% |
| 3 | FCL Topaz Pte. Ltd., Far East Orchard Limited and Sekisui House, Ltd. | S$230,380,800 | S$31,719,200 · 12.1% |
| 4 | Qingjian Realty (South Pacific) Group Pte. Ltd. | S$211,000,000 | S$51,100,000 · 19.5% |
| 5 | Kingsford Development Pte Ltd | S$204,818,188 | S$57,281,812 · 21.9% |
| 6 | EL Development Pte Ltd | S$196,100,000 | S$66,000,000 · 25.2% |
| 7 | Bellevue Properties Pte. Ltd. | S$187,820,000 | S$74,280,000 · 28.3% |
| 8 | Athens Residential Development Pte. Ltd. | S$110,990,000 | S$151,110,000 · 57.7% |
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 12 Apr 2013 · 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 “Riverbank @Fernvale”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.