Completed 2014

Riviera 38

D12 · Balestier / Toa Payoh · 38 Mar Thoma Road

A 102-unit apartment in D12, completed in 2014. Developed by Eastwood Green Pte Ltd.

Source: Condo master (URA caveats); URA transactions, Oct 2026

999 yrs

Tenure

$1,621

Avg $psf, 12 months

Sales, 12 months

2014

Completed

Floor plans → Site plan → E-brochure (PDF) →

What brings you to Riviera 38?

Buying here? Get a second opinion. 2-bedders here sold for $1.25M to $1.42M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion

02 — Prices

Riviera 38 prices

Last 12 months

Sales

$1,621

Average $psf

$1,563 – $1,683

$psf range

$736k – $1.42M

Price range

By bedroom type

Last 12 months

TypeSalesAvg $psfPrice rangeSize

1-Bedroom1 sale$1,628 psf$736k452 sq ft

2-Bedroom3 sales$1,618 psf$1.25M – $1.42M743–883 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 3 years

SizeSalesAvg $psfAvg pricePrice range

Under 500 sq ft1 sale$1,628 psf$736k

500–699 sq ft2 sales$1,458 psfAvg $800k$720k – $880k

700–899 sq ft6 sales$1,587 psfAvg $1.33M$1.16M – $1.42M

1,100–1,299 sq ft2 sales$1,596 psfAvg $1.82M$1.76M – $1.88M

Average $psf by year

In 2025, sales here averaged $1,545 psf, 35% below the D12 average of $2,390 psf for private homes (condos, apartments and ECs).

This condoD12 average

$2,500 $1,700 $900

$1,237

2013’13

$1,062

2014’14

$1,230

2017’17

$1,324

2018’18

$1,281

2019’19

$1,246

2020’20

$1,393

2021’21

$1,462

2022’22

$1,510

2023’23

$1,577

2024’24

$1,545

2025’25

$1,600

2026’26

Show as a table

Year	This condo	D12 average
2026	$1,600	$1,858
2025	$1,545	$2,390
2024	$1,577	$1,803
2023	$1,510	$1,630
2022	$1,462	$1,615
2021	$1,393	$1,452
2020	$1,246	$1,412
2019	$1,281	$1,363
2018	$1,324	$1,505
2017	$1,230	$1,344
2014	$1,062	$1,430
2013	$1,237	$1,365

Sales by year

148 sales since 2011; the busiest year was 2012 with 81. The 2026 bar covers Jan–Oct.

New saleSub saleResale

100

Show as a table

Year	New sale	Sub sale	Resale	Total
2026	0	0	3	3
2025	0	0	5	5
2024	0	0	3	3
2023	0	0	2	2
2022	0	0	4	4
2021	0	0	7	7
2020	0	0	5	5
2019	0	0	4	4
2018	0	0	5	5
2017	0	0	10	10
2016	0	0	0	0
2015	0	0	0	0
2014	2	0	0	2
2013	2	1	0	3
2012	81	0	0	81
2011	14	0	0	14

Sales in the last two years

9 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

21 Sep 2026#08-XX883 sq ft · 2-Bedroom$1.42M$1,609 psfResale

16 Apr 2026#19-XX883 sq ft · 2-Bedroom$1.38M$1,563 psfResale

19 Mar 2026#18-XX452 sq ft · 1-Bedroom$736k$1,628 psfResale

7 Nov 2025#11-XX743 sq ft · 2-Bedroom$1.25M$1,683 psfResale

16 Sep 2025#08-XX743 sq ft · 2-Bedroom$1.16M$1,562 psfResale

15 Jul 2025#20-XX549 sq ft · 1-Bedroom$880k$1,603 psfResale

7 Jul 2025#06-XX549 sq ft · 1-Bedroom$720k$1,312 psfResale

9 May 2025#12-XX883 sq ft · 2-Bedroom$1.38M$1,563 psfResale

19 Nov 2024#22-XX1,141 sq ft · 3-Bedroom$1.88M$1,649 psfResale

Compared with nearby condos

Compared with D12 and the five nearest similar condos · average $psf and price, all unit sizes

Riviera 38This condo · 999-yr · 4 sales, last 12 months $1,621 psfavg $1.2M

D12 medianAll condo sales, last 12 months $1,813 psfavg $1.68M

St Michael Regency50 m · 2010 · Freehold · 1 sale $1,858 psfavg $1.72M The Callista100 m · 2005 · 999-yr · 1 sale $1,361 psfavg $806k Riverbay100 m · 2014 · 999-yr · 14 sales $1,615 psfavg $1.08M Airstream110 m · 2012 · Freehold · 2 sales $1,638 psfavg $665k Vetro120 m · 2010 · 999-yr · 2 sales $1,275 psfavg $770k

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Sep 2026. The 2026 averages cover Jan–Oct.

03 — Rent

Riviera 38 rent

Leases starting Sep 2025–Aug 2026

Leases

$3,200

Median rent a month

$1.2M

Avg sale price, 12 months

3.2%

Est. gross yield

D12 median rent: $3,700 a month; est. gross yield 2.4%.

By bedroom type

TypeLeasesMedian rentMiddle halfD12 medianEst. yield

1-Bedroom12 leases$2,850 median$2,700 – $2,995D12 $3,000– yield

2-Bedroom6 leases$3,500 median$3,200 – $3,800D12 $3,8003.1% yield

3-Bedroom7 leases$4,350 median$4,300 – $4,500D12 $4,900– yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

Riviera 38This condo · 999-yr · 25 leases 3.2%$3,200 median rent

D12 medianAll condo leases, same months 2.4%$3,700 median rent

Riverbay100 m · 2014 · 999-yr · 33 leases 3.0%$2,720 median rent M66130 m · 2014 · Freehold · 32 leases 2.6%$2,900 median rent Suites @ Topaz190 m · 2012 · Freehold · 17 leases 3.7%$2,600 median rent Beacon Heights240 m · 2012 · 999-yr · 50 leases 3.1%$3,700 median rent Moonstone Residences310 m · 2004 · Freehold · 7 leases 2.6%$4,000 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Unit mix

Riviera 38 floor plans by bedroom type

8 layouts, from a 452 sq ft 1-bedroom to a 1,980 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

1-Bedroom 2 452 – 548 sq ft 2 layouts · 452 – 548 sq ft

A1s548 sq ft A1 · Type A1a452 sq ft

2-Bedroom 2 742 – 882 sq ft 2 layouts · 742 – 882 sq ft

B1s882 sq ft B1742 sq ft

3-Bedroom 1 1,140 sq ft 1 layout · 1,140 sq ft

C11,140 sq ft

Penthouse 3 1,302 – 1,980 sq ft 3 layouts · 1,302 – 1,980 sq ft

PH 1 (Penthouse)1,980 sq ft PH 3 (Penthouse)1,636 sq ft PH 2 (Penthouse)1,302 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

05 — Location

Near Riviera 38

MRT stations

NE Boon Keng 1.3 km · 16 min walk

NE Potong Pasir 1.5 km · 18 min walk

DT Geylang Bahru 1.9 km · 23 min walk

NE Woodleigh 2.4 km · 29 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

St Andrew's School (Junior) 410 m · 21 min walk

Bendemeer Primary School 740 m · 13 min walk

Hong Wen SchoolPopular 960 m · 18 min walk

Within 2 km

Pei Chun Public SchoolPopular 1.3 km · 23 min walk

Cedar Primary School 1.6 km · 30 min walk

First Toa Payoh Primary School 1.6 km · 29 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Greenway South 1.8 km · 22 min

Clinic The Tenteram Clinic 460 m · 6 min

Supermarket FairPrice 1.8 km · 21 min

Hawker centre Bendemeer Market and Food Centre 1.3 km · 16 min

Map of the area around Riviera 38, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Oct 2026

06 — Nearby

Condos and supply around Riviera 38

Closest condos

Hup Cheong Mansion40 m · 1974 · 999-yr Mar Thoma Mansions40 m · 1995 · 999-yr St Michael Regency50 m · 2010 · Freehold avg $1.72M$1,858 psf Prosperity Mansion80 m · 1980 · Freehold

New launches within 2 km

The Opal Hauz420 m The Arcady at Boon Keng540 m · Freehold avg $2.78M$2,651 psf

Upcoming supply

Kitchener Link2.0 km · about 140 units · 0.42 ha Available for application

Dorset Road2.2 km · about 404 units · 1.04 ha Awarded · $14,405 psm GFA · Oct 2025

Lorong 1 Toa Payoh2.4 km · about 735 units · 1.57 ha Awarded · $14,640 psm GFA · Nov 2023

Source: URA transactions; URA land sales; OneMap distances, Oct 2026

07 — From Stacked

Questions about Riviera 38

What is the tenure of Riviera 38?

999-year lease from 1882.

When was Riviera 38 completed?

2014.

How many units does Riviera 38 have?

102 units, up to 27 storeys.

What sizes are the 1-bedroom units?

452 to 548 sq ft across two layouts.

What is the price psf at Riviera 38?

4 sales in the last 12 months averaged $1,621 psf, ranging from $1,563 to $1,683 psf.

What did the latest sale go for?

A 883 sq ft unit sold for $1.42M ($1,609 psf) on 21 Sep 2026.

How much is the rent at Riviera 38?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,200 a month ($2,850 for a 1-bedroom, $3,500 for a 2-bedroom and $4,350 for a 3-bedroom). That is an estimated gross yield of about 3.2%, before costs.

What is the nearest MRT station?

Boon Keng (NE), a 16-minute walk (1.3 km). Potong Pasir (NE) is 1.5 km away.

Which primary schools are within 1 km?

St Andrew's School (Junior), 410 m away, Bendemeer Primary School, 740 m away and Hong Wen School, 960 m away.

Who developed Riviera 38?

Eastwood Green Pte Ltd.

Answers generated from the data on this page, Oct 2026