Riversound Residence is a 99-year leasehold condominium at Sengkang East Avenue in District 19, completed in 2015 by Qingjian Realty and trading as resale stock ever since. It is the quiet Rivervale family estate, and two numbers carry it: 494 of its 590 homes have three bedrooms or more, and recent transactions start near $998 psf, among the lowest of any private condominium in the district. Six blocks of up to 17 storeys stand on a 19,549 sqm site, the tallest of the riverside estates along this stretch.
Transport is the honest part of the story, and it is why the price band exists. Kangkar LRT (SE4) sits about 350m away and feeds Sengkang interchange rather than running into town, with Ranggung and Bakau also inside the kilometre. Sengkang, Buangkok and Hougang all fall within 2km, and none of the three is a walk. What is coming is also rail: Hougang becomes a Cross Island Line interchange around 2030, the clearest catalyst attached to this pocket. Parking runs 590 lots for 590 homes, which matters more here than at a station-front estate because many residents drive.
Five primary schools fall inside the 1km ballot radius: CHIJ Our Lady of the Nativity, North Spring, North Vista, Punggol Primary and Seng Kang Primary. That is shorter than the Sengkang town centre offers and far deeper than the riverside estates further out. The 2km ring adds eight more primaries including Nan Chiau, one of the most contested in the north east, with Nan Chiau High and Holy Innocents’ High on the secondary side, and two international schools serving international-curriculum families. Radius counts only in the balloted phases of P1 registration, and our complete guide to the 2026 Primary One registration exercise sets out how those phases actually run.
The mix is the most family-weighted of any private estate in this pocket. 32 one-bedders run 452 to 592 sqft and 64 two-bedders run 753 to 861 sqft, only 96 compact units in the whole project. Above them sit 236 three-bedroom homes from 904 to 1,550 sqft, 247 four-bedders from 1,163 to 1,776 sqft and 11 penthouses. Most estates of this vintage bet on the small formats; Riversound Residence did the opposite, and the buyer pool reflects it.
Tenure runs 99 years from 26 August 2011, so a buyer at the 2015 completion started with about 95 years and a resale buyer in 2026 inherits roughly 84. That is one of the older leases among Sengkang’s private stock, worth naming rather than discovering at valuation, though it stays comfortably inside the band banks and CPF treat without friction. At about eleven years old the estate is in early middle age. What it adds up to in price is next.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 1 Bedroom | 32 | 452 - 592 | 5.42% | A1 (incl. patio variants) |
| 2 Bedroom | 64 | 753 - 861 | 10.85% | B1 (incl. patio variants) |
| 3 Bedroom | 236 | 904 - 1,550 | 40.00% | C1 - C4 (incl. dual-key & patio variants) |
| 4 Bedroom | 247 | 1,163 - 1,776 | 41.86% | D1 - D6 (incl. dual-key & patio variants) |
| Penthouse | 11 | 1,927 - 2,734 | 1.86% | PH1 - PH11 |
| Overall | 590 | 452 - 2,734 | 100.00% |
Qingjian Realty is the Singapore arm of Qingjian Group, active locally since 2008 and incorporated here in 2011. Consistently ranked among Singapore’s Top Ten Developers, it focuses on residential projects with a track record for smart-living features and community-centric planning. Notable projects include Altura EC and The Arden (2023), Tenet EC (2022), Forett at Bukit Timah (2020), and JadeScape (2018). Beyond residential, selected mixed-use developments demonstrate competence in integrated planning. Buyers can expect efficient layouts, considered site planning, and reliable build quality aimed at long-term liveability.
One trade explains this page. Riversound Residence gives up the MRT walk and gets back floor area, a protected waterway outlook and one of the lowest private entry prices in the district, with yields above the local norm rather than below it. Below: the band, the layouts, and the supply picture.
As of July 2026 the last sixty caveats ran between $998 and $1,571 psf with a median near $1,405 psf, and the last twelve months hold 26 trades in the same band at a median around $1,437 psf. We quote the range rather than an average because the spread is the story: with most of the estate at three bedrooms or more, the large formats set the floor and the compact units the ceiling.
Where that sits in the district is the point. Among the D19 estates we have reviewed, only about two of twenty-six neighbours trade cheaper on average, with Compass Heights near $806 psf at the value end and Botanique at Bartley near $2,420 psf at the top. Pair the entry with rental yields averaging about 3.6 percent, above most Sengkang and Hougang neighbours, and you have an uncommon combination: a low entry price that still pays. Our rental yields guide explains what that headline covers before it reaches your pocket, and our District 19 upgrading checklist walks the flat-to-condo move through step by step.
The riverbank sets the local comparison. Riversails is 0.25km away with 920 units from 2016, Boathouse Residences 0.58km off with 493 units from 2015, and Kingsford Waterbay 0.74km away with 1,157 units from 2018 on a fresher lease. The Quartz adds 625 units from 2009 within 1km, Jewel @ Buangkok another 616 from 2016, and Flo Residence sits in the same Punggol-facing band. One technical note before you compare against anything new: Riversound Residence predates GFA harmonisation, so its strata areas still include aircon ledges the current rulebook excludes, and given how large the formats are the effective gap in usable space runs firmly in this estate’s favour. Our comparison of new launch versus resale in District 19 shows what the same money buys new.
Working out which stack is the buy? With a spread this wide between the cheapest and dearest units, unit selection decides your return more than the entry date does. Talk to us before you shortlist, honest advice, no pressure. WhatsApp us.
Two things make the Riversound Residence floor plan set unusual for its price band. The dual-key units run through the C4 and D6 series, two self-contained homes behind one entrance, letting an owner occupy the main apartment and rent the studio without buying a second property or paying Additional Buyer’s Stamp Duty, and serving multi-generational households who want independence under one roof. Above them sit 11 penthouses from 1,927 to 2,734 sqft, PH1 through PH11, a lot of very large homes for a 590-unit estate, with ground-floor patio variants adding outdoor space that newer projects in this belt charge a premium for.
Price the ladder at the $1,405 median and it reads cleanly: the 452 sqft one-bedder lands near $635,000, the 753 sqft two-bedder around $1.06m, the 904 sqft three-bedder about $1.27m and the largest 1,550 sqft three-bedder near $2.18m, with four-bedders roughly $1.63m at 1,163 sqft to $2.5m at 1,776 sqft. Treat those as arithmetic on the caveat record rather than quotes. On actual recent transactions, one-bedders start from about $665,000, two-bedders from about $1.02m, three-bedders from about $1.26m and four-bedders from about $2.6m.
The live prints show the taper at the top. A 947 sqft three-bedder cleared $1.448m in July 2026 while a 1,367 sqft four-bedder went at $1.98m the same month, and a 2,680 sqft penthouse traded at $1,015 psf for $2.72m in June 2026, well below the estate median, because buyers of the very large formats pay for space rather than psf. The same bedroom count covers several genuinely different homes here, so the layout code matters as much as the label.
The setting is the other half of the product. Riversound Residence stands beside the Sungei Serangoon, with the park connector running to Punggol Park one way and Sungei Serangoon Park the other, and because the opposite bank is protected park land that outlook cannot be built out. That is structural rather than marketing, so check which stacks face it. Our roundup of District 19 condos with the best layouts for large families sets out why this generation of floor plates keeps finding buyers.
The Rivervale subzone is an unusual pocket. Five private developments hold about 2,682 homes, but three of them are executive condominiums, The Rivervale, Park Green and Austville Residences, leaving Rivervale Crest from 2002 and this estate as the private pair. Riversound Residence is the youngest of the five, nothing is under construction here, and no private project is scheduled to complete anywhere in Sengkang after 2026.
Demand comes from the flats around it. Sengkang’s HDB stock is the engine here: 64,763 of its 77,661 flats are 4-room or larger, precisely the households that need 1,200 sqft and cannot pay station-front prices. The Minimum Occupation Period pipeline across Sengkang, Punggol and Hougang keeps refilling that queue, which is the demand this format mix was built for.
The trading record backs it. 134 caveats have been lodged since August 2021, and the curve rises through the middle years, from 11 in 2021 to 37 in 2024 and 36 in 2025, with 10 more by July 2026. On a 590-unit estate that is a market which found its footing rather than one that stalled.
The low band exists because of rail, and the fix, if it comes, is rail. Our analysis of how the Cross Island Line will move District 19 prices works through which pockets gain most from the 2030 interchange, and the Paya Lebar Airbase relocation in the 2030s lifts the height limits across this belt, as the URA Master Plan’s regional plans set out. Neither is priced into a 2015 estate today.
Riversound Residence suits yield-focused investors, first-time private buyers stepping out of a flat, multi-generational families drawn to the dual-key stacks, and anyone who drives and wants space per dollar. The between-two-towns position pays daily: eight malls fall inside 2km, among them Compass One, Sengkang Grand Mall and Rivervale Plaza, with the Buangkok and Greenwich food centres covering dinner. Our Buangkok condo guide and Sengkang condo guide cover how this pocket sits against the town.
The exit audience is the same pool that rents here. A three or four bedroom home beside the water, with a park connector at the door and a dual-key option for a live-in parent, at a rent the station-front stock cannot match on floor area, is what holds the yield up.
Fit runs the other way too. No MRT within walking distance is the honest headline, and if that decides it then The Minton or the Kovan and Bartley estates will suit you better at higher prices. Compact units are thin at 96 of 590, so investors chasing a small quantum have limited choice. And the August 2011 lease start belongs in any long-horizon offer rather than in the footnotes.
Thinking about Riversound Residence? Which stack you buy decides your return here more than at almost any estate in the district. Before you shortlist, speak to us, honest advice, no pressure. WhatsApp us.
Riversound Residence has 6 blocks of 17 storeys.
Riversound Residence rises 17 storeys across 6 blocks.
Riversound Residence has 590 residential units.
Riversound Residence offers 1 Bedroom (452 to 592 sqft), 2 Bedroom (753 to 861 sqft), 3 Bedroom (904 to 1,550 sqft), 4 Bedroom (1,163 to 1,776 sqft), Penthouse (1,927 to 2,734 sqft).
The floor plans we hold for Riversound Residence are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Riversound Residence sits on a site of about 19,549 sqm (roughly 210,400 sqft).
Riversound Residence is 99-year leasehold (lease from Aug 2011).
No, Riversound Residence is a 99-year leasehold development (lease from Aug 2011).
Riversound Residence is developed by Qingjian Realty.
Riversound Residence is at Sengkang East Avenue – about 350m from Kangkar LRT (SE4), beside the Sungei Serangoon waterway.
Riversound Residence is in District 19 (Serangoon Garden, Hougang, Punggol), in the Outside Central Region (OCR).
The nearest station is Kangkar LRT (SE4), about 350m away, feeding Sengkang interchange. Sengkang (NE16/STC), Buangkok (NE15) and Hougang (NE14) MRT are all within 2km.
Schools within 1km of Riversound Residence: CHIJ Our Lady of the Nativity, North Spring Primary School, North Vista Primary School, Punggol Primary School, Seng Kang Primary School.
Primary schools within 2km of Riversound Residence: CHIJ Our Lady of the Nativity, North Spring Primary School, North Vista Primary School, Punggol Primary School, Seng Kang Primary School, Anchor Green Primary School, Compassvale Primary School and Greendale Primary School. Of these, CHIJ Our Lady of the Nativity, North Spring Primary School, North Vista Primary School, Punggol Primary School and Seng Kang Primary School fall inside the 1km P1 registration radius. Secondary options nearby include North Vista Secondary School, Serangoon Secondary School, Seng Kang Secondary School and Holy Innocents’ High School.
Shopping malls within about 2km of Riversound Residence include Compass One, Sengkang Grand Mall, Rivervale Plaza, Rivervale Mall, Hougang Mall and Kang Kar Mall.
Yes – parks within about 2km of Riversound Residence include Sungei Serangoon Park, Sungei Serangoon Park Connector, Punggol Park, Sengkang Neighbourhood 1 Park and Compassvale Lane Park.
Based on transactions in the last 12 months, PSF ranges from about $998 to $1,570.
Based on recent transactions, 1 Bedroom units start from about $665,000, 2 Bedrooms from about $1.02M, 3 Bedrooms from about $1.26M, 4 Bedrooms from about $2.6M.
Riversound Residence has seen average rental yields of about 3.6%, and its PSF band starts near $998 – among the lowest of any private condominium in District 19. That combination of low entry and above-average yield is the core of the case here. Speak to us for a detailed breakdown before committing.
Riversound Residence is a good fit for school-focused families – CHIJ Our Lady of the Nativity, North Spring Primary School, North Vista Primary School, Punggol Primary School, Seng Kang Primary School are within 1km.
Riversound Residence is a 99-year leasehold condominium in District 19 developed by Qingjian Realty, comprising 590 units across 6 blocks. It obtained TOP in 2015.
Riversound Residence obtained TOP in 2015.
Riversound Residence is fully completed – TOP was obtained in 2015. Units are now available on the resale market.
Yes. Foreigners can buy Riversound Residence because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Riversound Residence is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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