Property

Rivercove Residences

Executive condominium · Anchorvale Lane · District 19 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Anchorvale Lane, District 19
Region
Outside Central Region
Kind of home
Executive condominium
Tenure
99-year leasehold from 2016About 89 years left
First recorded sale
Oct 2021the record starts here; the estate may be older
Height
At least 20 storeysthe highest floor band sold
Homes recorded
904 to 1,485 sq ft130 sales, 2 of them at launch
130 other projects within 4 km
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  • Bellewaters1.0 km
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  • High Park Residences1.1 km
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  • The Topiary1.4 km
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  • Sengkang Grand Residences1.6 km
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  • Jewel @ Buangkok1.6 km
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  • A Treasure Trove2.3 km
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  • Hundred Palms Residences2.4 km
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  • Watertown2.5 km
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  • The Florence Residences3.0 km
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  • Riverfront Residences3.0 km
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  • Kingsford Waterbay3.1 km
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  • Affinity at Serangoon3.3 km
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  • The Garden Residences3.4 km
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  • The Terrace3.8 km
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  • 4.0 km
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

130 recorded sales, Oct 2021 to Sep 2026, beside executive condominiums in district 19.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 86 of the 130 sales from this project's own contracts, 44 from contracts for that size in the district.

Rivercove Residencesexecutive condominiums in district 19cooling measure
Median price per square foot by quarter: Rivercove Residences and executive condominiums in district 1905001,0001,5002,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherRivercove Residences$1,657.17 psfDistrict 19$1,576.22 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

130 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,790,000.003 bed · 1,076.4 sq ft · floor 6–10 · Sep 2026
    $1,662.97 psf
  • $1,610,000.003 bed · 958 sq ft · floor 11–15 · Sep 2026
    $1,680.61 psf
  • $1,590,000.003 bed · 958 sq ft · floor 6–10 · Aug 2026
    $1,659.73 psf
  • $1,510,000.003 bed · 958 sq ft · floor 1–5 · Aug 2026
    $1,576.22 psf
  • $1,580,000.003 bed · 958 sq ft · floor 11–15 · Aug 2026
    $1,649.29 psf
  • $1,950,000.003 * bed · 1,184 sq ft · floor 1–5 · Aug 2026
    $1,646.92 psf
  • $1,590,888.003 bed · 958 sq ft · floor 6–10 · Aug 2026
    $1,660.66 psf
  • $2,070,000.003 * bed · 1,216.3 sq ft · floor 1–5 · Aug 2026
    $1,701.85 psf
  • $1,428,000.003 bed · 904.2 sq ft · floor 6–10 · Aug 2026
    $1,579.35 psf
  • $1,960,000.003 * bed · 1,184 sq ft · floor 1–5 · Aug 2026
    $1,655.36 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

3-bedroom homes129 recorded sales

Investor

Moderate fit · High confidence
69/100

Why it scores well

Resale107 resales a year, more than 97% of similar homes+5.9
RentalGross yield 2.9%, against 2.8% for similar homes+4.1
ValueRecorded prices 2% above 151 comparables within 2 km+2.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.9 = 69
  • Resalescore 92/100 · weight 14% · +5.9 pts
    Frequency
    107.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,630,000 (p20 of 3-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Rentalscore 71/100 · weight 20% · +4.1 pts
    Yield
    gross yield 2.9% against a peer median of 2.8%
    74
    Demand
    13 contracts over 4 quarters to 2026-06-30, 6 in the latest
    65
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-04

  • Valuescore 63/100 · weight 20% · +2.6 pts

    recorded prices 2% above 151 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 151, floor on 151)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location19 min walk to Sengkang MRT Station (NE16)+0.6
Amenities6 of 13 measured amenities within a 10-min walk+0.8
SchoolsAnchor Green Primary School, 12 min walk; 5 primary schools within 1 km+1.0
Unit3 bedrooms, median 1,076 sq ft0.0
Lease99-year lease from 2016, about 89 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.3

Young family

Moderate fit · High confidence
68/100

Why it scores well

SchoolsAnchor Green Primary School, 12 min walk; 5 primary schools within 1 km+7.1
Unit3 bedrooms, median 1,076 sq ft+3.0
Resale107 resales a year, more than 97% of similar homes+2.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 18.4 = 68
  • Schoolsscore 86/100 · weight 20% · +7.1 pts
    Primary nearest
    12 min walk to ANCHOR GREEN PRIMARY SCHOOL
    80
    Primary count
    5 primary within 1 km, 13 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    12 min walk to PEI HWA SECONDARY SCHOOL
    70
    Secondary count
    3 secondary within 1 km, 6 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Unitscore 65/100 · weight 20% · +3.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 35%)
    Size
    median 1,076 sq ft over 129 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Resalescore 92/100 · weight 5% · +2.1 pts
    Frequency
    107.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,630,000 (p20 of 3-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 151 comparables within 2 km+1.6
Location19 min walk to Sengkang MRT Station (NE16)+0.8
Amenities6 of 13 measured amenities within a 10-min walk+1.8
Lease99-year lease from 2016, about 89 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.6

Large family

Limited fit · High confidence
59/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsAnchor Green Primary School, 12 min walk; 5 primary schools within 1 km+5.2
Resale107 resales a year, more than 97% of similar homes+2.1
Lease99-year lease from 2016, about 89 years left+1.5

What holds it back

Unit3 bedrooms, median 1,076 sq ft; a weaker fit for this buyer-4.5
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.1 = 59
  • Schoolsscore 84/100 · weight 15% · +5.2 pts
    Primary nearest
    12 min walk to ANCHOR GREEN PRIMARY SCHOOL
    80
    Primary count
    5 primary within 1 km, 13 primary within 2 km
    100
    Primary transport
    Not measured
    Secondary nearest
    12 min walk to PEI HWA SECONDARY SCHOOL
    70
    Secondary count
    3 secondary within 1 km, 6 secondary within 2 km
    100
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Resalescore 92/100 · weight 5% · +2.1 pts
    Frequency
    107.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,630,000 (p20 of 3-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2016, about 89 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-04

  • Unitscore 32/100 · weight 25% · -4.5 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 35%)
    Size
    median 1,076 sq ft over 129 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 2% above 151 comparables within 2 km+1.3
Location19 min walk to Sengkang MRT Station (NE16)+0.6
Amenities6 of 13 measured amenities within a 10-min walk+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.5

Downsizer

Moderate fit · High confidence
66/100

Why it scores well

Unit3 bedrooms, median 1,076 sq ft+5.0
Resale107 resales a year, more than 97% of similar homes+3.0
ValueRecorded prices 2% above 151 comparables within 2 km+2.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 16.1 = 66
  • Unitscore 83/100 · weight 15% · +5.0 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 35%)
    Size
    median 1,076 sq ft over 129 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-04 · ura_rental, 2026-09-18

  • Resalescore 92/100 · weight 7% · +3.0 pts
    Frequency
    107.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,630,000 (p20 of 3-bedroom homes nationally)
    80
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-04

  • Valuescore 63/100 · weight 15% · +2.0 pts

    recorded prices 2% above 151 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 151, floor on 151)

    transactions, 2026-10-04 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location19 min walk to Sengkang MRT Station (NE16)+1.0
Amenities6 of 13 measured amenities within a 10-min walk+2.0
SchoolsAnchor Green Primary School, 12 min walk; 5 primary schools within 1 km+1.0
Lease99-year lease from 2016, about 89 years left+1.5
Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

4-bedroom homesbedroom count estimated from district rental bands1 recorded sale

Investor

Unavailable
  • Rental evidence is below the minimum for this home kind (2 contracts, 5 needed).

There isn't enough data to calculate an Investor score for 4-bedroom homes.

Rental potential:
Only 2 rental records are available. At least 5 are needed.
Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Investor score uses this project's own rental and resale records. When there aren't enough records, we don't calculate the score.

Young family

Unavailable

There isn't enough data to calculate a Young family score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Young family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Large family

Unavailable

There isn't enough data to calculate a Large family score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Large family score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Downsizer

Unavailable

There isn't enough data to calculate a Downsizer score for 4-bedroom homes.

Resale activity:
Only 1 recorded resale is available. At least 5 are needed.

Why: The Downsizer score uses this project's own resale records. When there aren't enough records, we don't calculate the score.

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted. 476 landed homes in 3 listed projects are not counted: they sell to other buyers.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
101 m awayResidential17,736.1 m²3Sengkang
889 m awayResidential29,319.9 m²3.9Sengkang
1,264 m awayResidential54,295.9 m²not statedSengkang
1,348 m awayCommercial & Residential20,427.2 m²2.1Sengkang
1,549 m awayResidential22,945.7 m²2.1Sengkang

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,15202,152
20273,40583,413
20283,314823,396
20292,7689783,746
20302,6102,7475,357
>203004,1914,191
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Rivercove ResidencesIs it right for you?