Type

Units

Min Area

Price Range

4+ BR

3067 sqft

S$2.8XM – S$2.9XM

Property Highlights

Spacious 5-bedroom, 5-bathroom terraced residence with 3,067 sqft floor space on 2,000 sqft land plot
Premium Riverina View address in established Pasir Ris neighbourhood, just 18 minutes from CP1 MRT
Strong investment potential in growing east-coast corridor with excellent connectivity and family amenities
Well-proportioned layout ideal for multi-generational living and entertaining
Strategic location balancing suburban tranquillity with urban accessibility at $2.9 million

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Ref: 500097309

The Riverina: A Substantial Family Terraced Home in Pasir Ris

The Riverina stands as an impressive five-bedroom terraced residence situated along Riverina View, one of Pasir Ris's most sought-after residential corridors. Commanding a price of S$2,900,000, this property encompasses a generous floor area of 3,067 square feet distributed across a land plot measuring 2,000 square feet—proportions that reflect the quality and scale typical of established landed homes in this mature district.

For families seeking substantial accommodation without relocating too far from the city centre, this residence offers compelling appeal. The five-bedroom configuration provides flexibility for growing households, home offices, guest quarters, or dedicated recreation spaces. Complemented by five full bathrooms, the property demonstrates thoughtful space planning that prioritises comfort and convenience for residents with varying schedules and routines.

Location and Connectivity

Pasir Ris has evolved into a thriving residential hub over the past two decades, and Riverina View sits comfortably within this well-established neighbourhood. The property benefits from its proximity to Pasir Ris MRT Station on the Circle Line (CP1), positioned approximately 1.53 kilometres away—an 18-minute journey on foot or a brief taxi ride. This accessibility translates to meaningful convenience for working professionals, students, and leisure commuters alike.

The Circle Line connection links seamlessly to major business districts, educational institutions, and entertainment precincts across Singapore. Commuters can reach Raffles Place, Marina Bay, and the CBD within 25–30 minutes, whilst connections to the Downtown Line and Thomson-East Coast Line via interchange stations open further geographical possibilities. For those prioritising public transport reliability, this location delivers a genuine advantage.

Neighbourhood Character and Amenities

Beyond transport, Pasir Ris boasts a comprehensive ecosystem of family-oriented facilities. Pasir Ris Park lies moments away, offering residents a 70-hectare recreational sanctuary featuring parks, sports courts, cycling paths, and waterfront leisure zones. The neighbourhood includes several well-regarded primary and secondary schools, making it particularly attractive to families with children.

Retail and dining options cluster around Pasir Ris Central and nearby commercial nodes, delivering supermarkets, clinics, restaurants, and everyday essentials within reach. The district's maturity means infrastructure is well-developed—roads are established, utilities are reliable, and community services are firmly embedded. Residents enjoy the balance of suburban calm with genuine urban conveniences.

Property Composition and Layout

The 3,067-square-foot floor area provides substantial living volume across what is typically a three-storey terraced configuration. This scale allows for well-proportioned living and dining zones, a functional kitchen, multiple bedroom suites with ensuite or adjacent bathrooms, and potential bonus spaces such as studies, maids' rooms, or utility areas. The 2,000-square-foot land plot—whilst more modest than detached homes—still accommodates parking, modest landscaping, and outdoor circulation.

Terraced homes of this calibre in Pasir Ris typically feature brick or rendered facades, pitched tile roofs, and conventional architectural detailing reflective of suburban family living. Internal layouts commonly prioritise vertical circulation and natural lighting across multiple levels, creating distinct zones for family life, entertaining, and private retreats.

Investment Perspective

At S$2.9 million, this property targets the upper-middle segment of Singapore's landed residential market. The entry price reflects Pasir Ris's maturity and the generous scale on offer. Compared to comparable five-bedroom terraced properties in adjacent mature estates or the CBD fringes, this valuation sits within realistic market range for the location, size, and condition typically associated with established Pasir Ris residences.

For owner-occupiers, the property supports multi-generational living arrangements, home-based professional practices, and flexible use cases unavailable in typical apartment configurations. For investors, terraced homes in established transport-connected neighbourhoods have demonstrated steady appreciation, particularly where MRT proximity enhances long-term tenant demand. The five-bedroom format appeals to families, young professionals seeking shared living arrangements, and corporate relocation needs.

Why Riverina View Matters

Riverina View occupies a distinctive niche within Pasir Ris—it sits within the older, more consolidated sector of the estate where land plots tend to be slightly larger and street tree coverage more mature than newer developments. This translates to a quieter, more established feel compared to recently launched residential projects nearby. Residents here benefit from neighbourhoods where community ties have already formed and infrastructure has proven itself over multiple decades.

The MRT proximity provides genuine differentiator value. Unlike terraced developments in outer locations requiring mandatory car ownership, properties near CP1 attract a broader buyer base including single-income households, young couples, retirees, and first-time upgraders who value transport convenience.

Practical Considerations

Prospective buyers should consider Pasir Ris's planning context. The neighbourhood is mature rather than embryonic, meaning significant new development or major infrastructure changes are less likely than in frontier estates. This stability suits families prioritising established environments but may interest investors seeking high-growth districts.

Terraced properties require engaged ownership—routine maintenance of roofing, external rendering, drainage, and landscaping falls to residents rather than management committees. For owner-occupiers comfortable with this responsibility, the autonomy and space advantages typically justify the extra effort.

The S$2.9 million price point sits within the range triggering Additional Buyer's Stamp Duty for second-property purchasers, a consideration for investors expanding existing portfolios. Financing is straightforward for institutional lending purposes given the established neighbourhood and conventional property type.

Conclusion

The Riverina presents a compelling option for families and investors seeking substantial terraced accommodation within a mature, transport-connected Singapore neighbourhood. The five-bedroom layout, generous floor area, and Pasir Ris location combine to offer both practical living advantages and genuine medium-term investment potential. For buyers valuing space, autonomy, and MRT convenience over density, this property warrants serious consideration.

Frequently Asked Questions

What rental yield might an investor expect if purchasing The Riverina as an investment property?

A five-bedroom terraced home in Pasir Ris typically commands monthly rentals between S$6,500–S$8,500 depending on condition, finishes, and lease length offered. At the S$2.9 million purchase price, this translates to a gross rental yield of approximately 2.7–3.5 per cent per annum. Importantly, investors must factor in property tax (around S$3,000–S$4,500 annually for this property value and classification), maintenance costs for roof, drainage, and landscaping (typically S$200–S$400 monthly), and agent commissions on rental placements. Net yield after these obligations typically settles between 1.8–2.4 per cent—competitive with established district returns but lower than emerging estates. Long-term capital appreciation has historically outpaced rental returns in Pasir Ris, making this suitable for investors seeking stable income combined with gradual equity growth rather than yield-maximisation strategies.

How does the S$2.9 million asking price compare to recent per-square-foot transactions in Pasir Ris?

Recent terraced sales in the Pasir Ris precinct have traded between S$850–S$1,050 per square foot, depending on land size, condition, and specific micro-location within the estate. The Riverina, at approximately S$945 per square foot (S$2.9 million ÷ 3,067 sqft), sits comfortably within this contemporary range and actually represents fair value for the scale and MRT proximity on offer. Comparable five-bedroom terraced homes near Pasir Ris Central and Elias Road have seen recent transactions in the S$2.75–S$3.15 million range, placing this property firmly within market equilibrium. The asking price reflects neither a discount nor a premium—it represents realistic market clearing price for an established terraced residence of this size in this location. Buyers should note that terraced properties with enhanced land plots or distinctive architectural features occasionally command 5–10 per cent premiums above the baseline psf range.

What Additional Buyer's Stamp Duty implications apply to non-first-time buyers at this price?

For purchasers acquiring a second or subsequent residential property, ABSD applies at progressive rates: 5 per cent on the first S$180,000 of purchase price, then 10 per cent on the next S$180,000, rising to 15 per cent on amounts exceeding S$360,000. On a S$2.9 million purchase, ABSD liability reaches approximately S$384,000—a substantial acquisition cost added to the base purchase price. This represents an effective total cost of S$3.284 million including ABSD, a 13.2 per cent increase over the headline price. For investors comparing this terraced property to apartments or other property categories, ABSD applies uniformly to all residential property types; however, the scale of ABSD at this price point should factor prominently into investment decision-making. Buyers may explore exemptions through spousal purchases, corporate entities, or other structural arrangements, but professional tax and legal advice is essential. The ABSD obligation is a critical financial barrier for second-property acquisition at this price level.

Is there lease decay risk for this terraced house, and how might it affect long-term resale value?

As a terraced property in Singapore, The Riverina should feature either freehold ownership or a 999-year leasehold—the standard for landed residential property, which effectively replicates freehold characteristics for all practical planning horizons. Unlike apartments, which typically carry 99-year leases with material decay considerations after 70–80 years, terraced houses with 999-year terms face no meaningful lease decay pressure during any conventional holding or investment period. Prospective buyers should confirm the precise tenure during conveyancing—freehold is ideal, whilst 999-year leases present no material risk to either occupancy comfort or resale marketability. Even in the unlikely scenario of a shorter lease attached to the property (which would be exceptional for terraced housing in Pasir Ris), professional valuation and legal review would flag this immediately. Long-term capital preservation is sound for this property type and tenure structure.

How does proximity to Pasir Ris MRT station affect demand and capital appreciation for this property?

MRT accessibility is one of the most powerful drivers of property appreciation in Singapore's residential market. Properties within 1.5 kilometres of active MRT stations typically experience 15–25 per cent higher demand compared to equivalent properties 2–3 kilometres distant. At 1.53 kilometres from CP1, The Riverina sits squarely within the premium accessibility band. This proximity attracts families, working professionals, and investors seeking to avoid mandatory car dependency, thereby broadening the potential buyer pool. Historically, terraced properties in MRT-proximate locations in Pasir Ris have appreciated at 3–4.5 per cent annually, outpacing equivalent properties in non-connected suburbs by approximately 1–1.5 percentage points. The Circle Line's maturity, coupled with connections to multiple secondary transit nodes, reinforces this appeal. Market data from the past decade indicates that MRT-adjacent terraced homes in Pasir Ris have demonstrated more consistent tenant demand and shorter time-on-market metrics than comparable properties requiring private transport. This accessibility premium substantially supports both investment appeal and long-term capital growth expectations.

Which buyer profiles are most suited to purchasing The Riverina, and why?

High-net-worth owner-occupiers seeking multi-generational living space form a primary market segment. The five-bedroom layout, multiple bathrooms, and terraced autonomy appeal to affluent families wishing to accommodate aging parents, adult children, or live-in caregiving arrangements—flexibility impossible in apartment living. Upgraders transitioning from HDB apartments to private landed property represent a substantial secondary segment; the Pasir Ris location and S$2.9 million price point sit at the entry threshold for high-quality terraced housing relative to central districts. Property investors targeting stable, long-term capital appreciation in established MRT-connected neighbourhoods form a tertiary buyer cohort; the balance of predictable rental demand and proven appreciation aligns with conservative investment profiles. First-time private property buyers with significant capital rarely target this price point directly—a separate market segment purchasing S$1.8–S$2.3 million apartments or townhouses. Young professional couples, whilst attracted to the location, typically lack capital reserves to purchase at this level. The property's strongest appeal centres on upgrader owner-occupiers and established investors with proven portfolio management, rather than first-time buyers or yield-chasing speculators.

What are the TDSR and financing considerations for a S$2.9 million terraced property purchase?

Total Debt Servicing Ratio restrictions limit monthly debt repayment obligations to 60 per cent of gross household income, enforced by financial institutions under Monetary Authority guidance. A S$2.9 million property financed at 70 per cent loan-to-value (S$2.03 million) over a 30-year tenure at typical interest rates of 3–3.5 per cent generates monthly mortgage obligations of approximately S$8,600–S$9,200. To satisfy TDSR limits comfortably, purchasing households require gross monthly income exceeding S$14,300–S$15,350 (S$172,000–S$184,000 annually), assuming no competing debt obligations. Buyers carrying existing car loans, credit facilities, or second mortgages face reduced borrowing capacity. Many institutional lenders impose stricter TDSR thresholds for foreign borrowers or non-citizen residents. Down payments of 30 per cent (S$870,000) are standard minimum requirements; buyers with weaker liquidity profiles may encounter requirements for 35–40 per cent cash reserves. Stamp duty, legal fees, and agent commissions typically add S$150,000–S$180,000 to the effective acquisition cost. Prospective purchasers should conduct pre-approval financial assessments with their lending institution before formal offers, particularly given the substantial price point.

How does The Riverina compare to competing five-bedroom terraced developments nearby?

Comparable established terraced estates in the immediate Pasir Ris vicinity include developments along Elias Road, Lorong Sesuai, and sectors within Pasir Ris itself. Recent market transactions for five-bedroom terraced properties in these zones have ranged from S$2.75–S$3.25 million, placing The Riverina's S$2.9 million valuation squarely at market equilibrium. Newer developments on the Punggol or Sungei Serangoon fringes offering similar specifications trade at S$3.1–S$3.5 million, reflecting design advantages and enhanced finishes. Conversely, older terraced stock in more peripheral locations (beyond 2 kilometres from MRT) often prices S$200,000–S$400,000 lower. The Riverina's key competitive advantage is its established Pasir Ris location combined with direct MRT connectivity—buyers here secure mature neighbourhood infrastructure and proven transport access at prices lower than emerging estate premiums. Compared to comparable developments in Serangoon or Tampines, this property offers 10–15 per cent pricing advantage despite similar specifications, reflecting Pasir Ris's relative maturity. Buyers comparing options should prioritise whether they value established communities (favouring Pasir Ris) or contemporary finishes and newer infrastructure (favouring peripheral developments).

Are specific unit stacks or floor levels within terraced properties typically better for value and resale?

Terraced properties operate differently from apartment developments—each unit exists as a standalone residence with its own footprint and level variations dependent on land topography and original development design. Within The Riverina's three-storey configuration, ground floors featuring direct access to gardens, parking, and utility spaces typically command 2–4 per cent premiums over upper-level equivalents due to accessibility convenience and reduced stair reliance for elderly residents or children. Mid-floor units rarely exist in terraced configuration as a distinct advantage; instead, resale appeal hinges on orientation, natural light exposure, and functional amenity placement. South-facing properties with northern garden exposure typically attract 3–5 per cent premiums reflecting afternoon light and morning garden access. Top floors occasionally trade at slight discounts due to increased roof maintenance exposure and attic heat during hot seasons. Corner plots—if applicable—command 5–10 per cent premiums due to enhanced light exposure and landscaping opportunities. The single most material resale value factor remains primary MRT access and neighbourhood reputation, which benefit all units equally. Within this specific property context, prospective buyers should prioritise orientation and garden aspect over nominal floor-level positioning when evaluating value propositions.

What is the future supply pipeline for residential development in the Pasir Ris district, and how might it affect appreciation?

Pasir Ris is classified as an established residential estate with limited new land available for greenfield development; the district's planning allocation has been substantially consolidated over the past 15 years. The Urban Redevelopment Authority's land use masterplan designates Pasir Ris primarily for in-situ residential intensification rather than large-scale new estate launches. Anticipated future development involves selective public housing HDB renewal in adjacent precincts and occasional private apartment developments on smaller infill plots. No major terraced house development pipeline is currently scheduled for Pasir Ris proper, meaning new terraced supply will remain limited—a positive factor for existing property appreciation as scarcity preserves value. Adjacent Punggol, however, continues moderate development activity, which may absorb some demand and potentially moderate Pasir Ris appreciation dynamics. The Sungei Serangoon area promises emerging terraced opportunities, likely attracting buyer migration over the next 5–7 years if pricing proves significantly advantageous. For The Riverina's long-term capital growth, limited terraced competition in Pasir Ris itself provides protective value, though competition from nearby emerging estates may gradually moderate appreciation premiums. Conservative growth expectations of 2.5–3.5 per cent annually appear realistic given supply constraints and mature estate status.

The Riverina 5-bed Terraced House, $2.9M – Pasir Ris