River Isles
River Isles is a 99-year lease (85 yrs left) condominium development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 154 recorded private transactions. Latest sale: $2,250,000 (Jun 2026, 137 sqm, floors 01-05). Median $1,287/sqft. Prices up 38.9% over the period. 85 years lease remaining.
Where River Isles ranks in District 19
All 143 projects ›Median psf over time
Estimate a unit at River Isles
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.20% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,240 | 50 |
| 06-10 | $1,398 | 37 |
| 11-15 | $1,305 | 48 |
| 16-20 | $1,097 | 19 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 137 sqm | $2,250,000 | $1,526 |
| Jun 2026 | 06-10 | Resale | 70 sqm | $1,200,000 | $1,593 |
| Jun 2026 | 11-15 | Resale | 41 sqm | $720,000 | $1,631 |
| Jun 2026 | 01-05 | Resale | 134 sqm | $2,100,000 | $1,456 |
| Apr 2026 | 11-15 | Resale | 114 sqm | $1,935,000 | $1,577 |
| Apr 2026 | 16-20 | Resale | 139 sqm | $2,280,000 | $1,524 |
| Mar 2026 | 16-20 | Resale | 114 sqm | $2,038,000 | $1,661 |
| Feb 2026 | 06-10 | Resale | 99 sqm | $1,650,000 | $1,548 |
| Feb 2026 | 11-15 | Resale | 100 sqm | $1,640,000 | $1,524 |
| Feb 2026 | 01-05 | Resale | 110 sqm | $1,650,000 | $1,394 |
| Feb 2026 | 11-15 | Resale | 137 sqm | $2,300,000 | $1,560 |
| Feb 2026 | 01-05 | Resale | 83 sqm | $1,308,000 | $1,464 |
| Dec 2025 | 11-15 | Resale | 114 sqm | $2,080,000 | $1,695 |
| Dec 2025 | 11-15 | Resale | 110 sqm | $1,870,000 | $1,579 |
| Nov 2025 | 11-15 | Resale | 112 sqm | $1,890,000 | $1,568 |
| Nov 2025 | 01-05 | Resale | 114 sqm | $1,820,000 | $1,483 |
| Oct 2025 | 01-05 | Resale | 83 sqm | $1,308,000 | $1,464 |
| Oct 2025 | 11-15 | Resale | 99 sqm | $1,700,000 | $1,595 |
| Oct 2025 | 06-10 | Resale | 114 sqm | $2,018,000 | $1,645 |
| Sep 2025 | 06-10 | Resale | 112 sqm | $1,888,000 | $1,566 |
| Sep 2025 | 01-05 | Resale | 83 sqm | $1,268,888 | $1,420 |
| Sep 2025 | 01-05 | Resale | 83 sqm | $1,286,000 | $1,439 |
| Sep 2025 | 16-20 | Resale | 137 sqm | $2,250,000 | $1,526 |
| Aug 2025 | 06-10 | Resale | 88 sqm | $1,400,800 | $1,479 |
| Aug 2025 | 11-15 | Resale | 88 sqm | $1,460,000 | $1,541 |
River Isles is inside the 1 km Primary 1 priority zone for 6 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to River Isles, with their median resale psf. Useful for comparing what River Isles costs per square foot against nearby developments.
About River Isles
Prices at River Isles in District 19 (Serangoon Gardens / Hougang / Punggol) have risen sharply, up about 38.9% over the data window (around 7% a year). Its $1,287 psf median sits about 9% below the District 19 median, cheaper than about 73% of projects there. It has a busy transaction history, with 154 sales between 2021-08 and 2026-06, ranging from $590,000 to $2,400,000. The most recent transaction was a 137 sqm unit (floors 01-05) at $2,250,000 in Jun 2026, and the median is $1,287 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 85 years remaining is 0.9463, an annual lease decay of about 0.20%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at River Isles cost?
The most recent transaction at River Isles was $2,250,000 for a 137 sqm unit in 2026-06. The median price is $1,287 per square foot across 154 transactions, ranging from $590,000 to $2,400,000. Data sourced from URA.
Is River Isles freehold or leasehold?
River Isles is on a 99-year lease commencing in 2012, with approximately 85 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.20%.
What is the price per square foot (psf) at River Isles?
The median price at River Isles is $1,287 psf, with transactions ranging from $848 to $1,695 psf. This is based on 154 URA-recorded transactions in District 19.
Have prices at River Isles gone up or down?
Prices at River Isles have increased by approximately 38.9% over the data period (around 7% a year). The median price is currently $1,287 psf, with the most recent sale at $2,250,000 in 2026-06.