Type

Units

Min Area

Price Range

6 BR

3200 sqft

S$2.8M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$2.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$560K on this acquisition.
Located 18 min (1.53 km) from CP1 Pasir Ris MRT Station.

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The Riverina: Prestige Terraced Living in Pasir Ris

The Riverina represents a carefully curated residential development in the heart of Pasir Ris, a district celebrated for its balance of suburban tranquillity and modern convenience. This collection of terraced houses appeals to buyers seeking substantial living spaces without the intensity of central urban living. Each property within the development showcases thoughtful architectural design and generous proportions that cater to growing families and those who value both space and sophistication.

Located along Riverina View, the development benefits from a well-established neighbourhood characterised by tree-lined streets and established community infrastructure. The proximity to Pasir Ris MRT Station—approximately 18 minutes on foot and 1.53 kilometres away—ensures that residents maintain reliable access to the Circle Line, facilitating seamless commutes to employment hubs across the island. This transport connectivity makes The Riverina particularly attractive to professionals working in the CBD, Marine Parade, or other key business districts.

Architectural Design and Space

The terraced house format at The Riverina delivers exceptional floor areas, with properties spanning upwards of 3,200 square feet of internal space across multiple levels. This generous footprint allows for versatile room configurations that accommodate multi-generational households, home offices, recreation areas, and entertainment spaces. The six-bedroom units provide flexibility for families transitioning into larger homes or those requiring dedicated study and guest facilities.

Land plots measuring approximately 1,614 square feet grant owners substantial scope for landscaping, private gardens, and outdoor living enhancements. Unlike apartments or smaller townhouses, the terraced format affords ground-level access and independent outdoor territory—a premium feature in Singapore's increasingly densified landscape. This autonomy over one's immediate surroundings resonates strongly with buyers prioritising privacy and personal space.

Location and Connectivity

Pasir Ris has established itself as one of Singapore's most liveable residential districts, offering a mature ecosystem of schools, shopping centres, dining establishments, and recreational facilities. The Riverina's position within this established precinct means residents benefit from years of amenity maturation without the uncertainties associated with nascent developments. Schools including Pasir Ris Primary and Pasir Ris Secondary are within the vicinity, making this locale suitable for family-oriented purchasers.

The Circle Line connection via Pasir Ris MRT Station represents a significant advantage for long-term capital appreciation. The line's expansion and integration into Singapore's broader rapid-transit network continue to enhance district accessibility and desirability. Residents enjoy direct connections to Dhoby Ghaut, Somerset, and other key nodes, reducing reliance on private transport for routine commutes.

Investment and Market Positioning

Terraced houses in mature estates like Pasir Ris occupy a distinct market segment, traditionally demonstrating resilient value retention relative to apartments. The Riverina's spacious configurations and private outdoor spaces align with enduring buyer preferences for landed property in Singapore. Properties of this scale and specification typically attract upgraders transitioning from smaller apartments, as well as high-net-worth individuals seeking standalone homes with substantial living areas.

The development's pricing reflects both the generous plot sizes and the established nature of the Pasir Ris locale. Prospective buyers should expect property values within the range that aligns with contemporary terraced house transactions in the district, with variations based on specific unit configurations, orientations, and condition. Market data from recent sales in comparable areas provides useful benchmarks for assessing value within the broader residential landscape.

Buyer Profiles and Suitability

The Riverina appeals to several distinct buyer cohorts. First-time upgraders moving from three- or four-bedroom apartments find the additional space and land ownership particularly compelling. High-net-worth individuals seeking a prestigious family residence benefit from the development's exclusivity and privacy features. Investors eyeing the rental market appreciate terraced houses' consistent appeal to expatriate families and professionals commanding premium rental budgets, particularly when furnished to luxury standards.

The properties also suit retirees desiring single-level living with generous entertaining areas, as well as entrepreneurs requiring dedicated home office configurations within spacious residences. The terraced format eliminates concerns about shared walls common in apartments, whilst maintaining easier maintenance demands compared to detached houses on significantly larger plots.

Financial Considerations

Financing terraced houses at The Riverina's price points generally presents fewer complexities than more expensive landed properties, with most institutional lenders offering competitive mortgage packages for properties in this category. Total Debt Service Ratio (TDSR) headroom remains favourable for qualified buyers with stable incomes, and down-payment requirements typically align with standard residential lending criteria. Buyers should factor in Additional Buyer's Stamp Duty (ABSD) if this represents a second residential property—currently levied at 20% for Singapore Citizens acquiring a second home, significantly impacting total purchase outlay.

Property Tax, which applies to all residential properties in Singapore, should be incorporated into ownership cost models. Terraced houses at this specification generally incur moderate annual tax obligations relative to their values and rental potential. Professional tax and financing advice ensures purchasers fully understand long-term cost implications before committing to acquisition.

Lease Tenure and Resale Value

The tenure structure of The Riverina properties—whether freehold or leasehold—fundamentally influences long-term investment returns and resale dynamics. Freehold terraced houses eliminate concerns about lease decay and provide perpetual ownership rights, a feature particularly valued by buyers viewing the property as a multi-generational asset. Leasehold properties, conversely, begin experiencing diminishing residual value as lease terms contract below 80 years, a consideration that should inform purchase decisions and financing timelines.

District Supply and Future Growth

Pasir Ris has reached maturity in its residential development cycle, meaning large-scale new housing launches remain limited. This supply constraint provides favourable conditions for existing property owners, as competition from newly launched units—which typically absorb significant market attention—remains subdued. The district's future growth depends increasingly on intensification of existing areas and conservation of established neighbourhoods, both factors supporting value stability for current residents.

Infrastructure investments, including potential enhancements to the public transport network and commercial corridors, could further elevate the district's appeal and property valuations over the medium to long term. However, the fundamentals of Pasir Ris—established schools, mature amenities, and established community character—appear durable regardless of future development pipeline announcements.

Conclusion

The Riverina offers a compelling proposition for buyers valuing substantial space, privacy, and established neighbourhood character. The terraced format, generous floor areas, and private outdoor territories distinguish these properties from apartment alternatives, whilst the mature Pasir Ris location ensures access to established amenities and reliable transport connections. Whether motivated by family expansion, upgrade objectives, or investment returns, prospective purchasers should view The Riverina within the broader context of Singapore's landed property market, where supply scarcity and enduring demand continue supporting long-term value creation.

Frequently Asked Questions

What rental yield can an investor expect from The Riverina terraced houses?

Terraced houses at The Riverina typically command strong rental demand from expatriate families and professionals, with gross rental yields generally ranging from 3% to 4% annually depending on unit size, furnishing standard, and lease duration. A property at the development's price range would generate monthly rental income in the range of S$6,000 to S$8,000 for furnished occupancy, though unadorned tenancies may yield slightly lower returns. The Pasir Ris location's maturity, proximity to international schools, and established expatriate community support consistent tenant quality and rental stability, making terraced houses at this specification more resilient rental assets than smaller apartments. Investors should account for property tax, maintenance costs, and potential vacancy periods when modelling net yields; gross returns of 3–4% remain respectable within Singapore's residential investment landscape, particularly for properties in established, MRT-adjacent locations.

How do current pricing at The Riverina compare to recent terraced house transactions in Pasir Ris?

Terraced house pricing in Pasir Ris has historically traded in a band reflecting land value, floor area, and unit condition, with per-square-foot rates typically ranging from S$800 to S$950 depending on age, orientation, and plot configuration. Recent market transactions in comparable estates demonstrate stable pricing with modest annual appreciation, supporting the relative value stability terraced houses enjoy compared to apartment assets. The Riverina's positioning within this range should be assessed against comparable properties sold in the district over the preceding 12 months, with attention to similar floor areas and land plot dimensions. Professional valuation reports commissioned by lenders and independent valuers provide authoritative benchmarking, ensuring buyers avoid overpayment relative to established market precedent. Variations of 5–10% above or below identified comparable transactions may reflect superior condition, renovation investments, or strategic location advantages within the development itself.

What Additional Buyer's Stamp Duty implications should second-property buyers at The Riverina understand?

Singapore Citizens purchasing The Riverina as a second residential property must factor in Additional Buyer's Stamp Duty (ABSD) levied at 20% of the property's purchase price—a substantial cost that significantly increases total outlay. For properties at The Riverina's typical price points, ABSD would represent an additional S$560,000 obligation on a S$2.8 million acquisition, payable upon completion alongside standard conveyancing duties. This duty applies only to residential properties and is separate from Buyer's Stamp Duty (BSD) and other transaction costs, meaning total stamp duty and related costs could reach 25% or higher depending on the purchase amount. Second-property purchasers should model ABSD implications into their financing and down-payment calculations, potentially increasing the total capital required for acquisition to 30–35% above the property's listed price. Buyers are well-advised to seek tax and legal counsel before committing to purchase, as ABSD eligibility and exemptions involve complex criteria; some exceptions exist for properties acquired by spouses where one spouse previously owned a residential property.

Should lease decay concerns affect purchasing decisions for leasehold properties at The Riverina?

If The Riverina properties are held on leasehold tenure—a structure less common for terraced houses but possible in certain Pasir Ris enclaves—lease decay becomes a material consideration affecting both short-term enjoyment and long-term resale value. Leasehold terraced houses typically remain desirable and financeable whilst leases exceed 80 years, but deterioration accelerates noticeably as remaining tenure drops below this threshold, eventually restricting buyer pools and mortgage availability. A leasehold property at The Riverina with a 99-year lease commencing in 2000 would have approximately 73 years remaining, positioning it within the problematic decay zone where refinancing and resale become progressively more challenging over the next decade. Properties with less than 60 years of tenure face severe financing restrictions and limited buyer interest, making long-term ownership propositions less viable unless occupants intend to remain indefinitely. Buyers should conduct thorough lease-decay analysis before purchasing, comparing freehold alternatives if available; where leaseholds dominate the local market, understanding the specific lease commencement date and remaining tenure timeline proves essential to structuring appropriate ownership horizons and exit strategies.

How does proximity to Pasir Ris MRT Station influence demand and capital appreciation for The Riverina?

Properties within 1.5 kilometres of MRT stations—the typical definition of 'MRT-adjacent'—command measurably higher valuations and appreciation rates compared to non-connected locations, with terraced houses at The Riverina benefiting from this proximity premium. The 18-minute walk to Pasir Ris Station on the Circle Line eliminates transport friction for commuters, making the development attractive to working-age professionals and families prioritising connectivity over extended drive times. Circle Line integration has demonstrated strategic importance in Singapore's transport hierarchy, with developments near these stations consistently outperforming those requiring bus transfers or car dependency, supporting average capital appreciation of 2–3% annually over longer holding periods. The MRT connection also enhances rental demand significantly, as international tenants and relocating professionals prioritise rapid transit access; expatriate families particularly value terraced houses near MRT nodes for school access and commute flexibility. Long-term capital appreciation for The Riverina properties should exceed broader property market averages, with the MRT advantage providing a structural foundation for value retention even during market cycles characterised by modest overall appreciation.

Which buyer profiles represent the best fit for The Riverina terraced houses?

The Riverina appeals most compellingly to upgraders transitioning from three- or four-bedroom apartments, particularly families with growing children requiring additional bedrooms, study areas, and entertaining space unavailable in compact units. High-net-worth individuals and entrepreneurs seeking prestige residential addresses find the development's privacy, substantial floor areas, and established location attractive as primary residences or high-value owner-occupied investments. Expatriate families with children attending local international schools appreciate the Pasir Ris location's maturity, established schools, and MRT connectivity; many such households rent terraced houses for 3–5 year postings, supporting a robust tenant pool and rental stability. Investors viewing Singapore property as portfolio assets recognise terraced houses' relative resilience compared to apartments, with strong rental demand from expatriate families supporting consistent yield generation. Retirees downsizing from larger landed estates may find the Riverina's 3,200+ square feet adequate for entertaining and extended-family gatherings whilst reducing maintenance burdens relative to larger properties. First-time buyers with substantial financial capacity and seeking maximum space may occasionally purchase at this level, though such transactions typically represent exceptions rather than primary target demographics.

What TDSR and financing headroom can buyers expect at The Riverina's typical price points?

Properties at The Riverina's price range—typically S$2.8 million or upwards—involve mortgage commitments that, whilst substantial, remain financeable for qualified buyers with stable employment and strong credit profiles. A S$2.8 million property purchase with 25% down payment (approximately S$700,000) would require a mortgage of approximately S$2.1 million; at prevailing interest rates of 3–3.5%, this generates monthly payments of approximately S$10,000–S$11,500, representing approximately 1.5–2% of gross income for buyers earning S$600,000+ annually. Total Debt Service Ratio (TDSR) regulations cap total monthly debt obligations at 60% of gross monthly income; this cap generally permits S$2.8 million property mortgages for buyers with combined household income exceeding S$200,000 annually, with substantial headroom for additional credit facilities. Buyers with existing car loans, credit card balances, or personal loans will see reduced mortgage approval amounts proportional to existing monthly obligations; financing advisors should be consulted to model specific TDSR positions before submission. Down-payment requirements typically remain at 25% for primary residences, with ABSD obligations (if applicable) requiring additional capital above the purchase price. Strong interest-rate environments and competitive lending conditions among Singapore's major financial institutions generally support attractive mortgage terms for properties at The Riverina's quality and location tier.

How do nearby competing developments compare to The Riverina?

Terraced house developments in proximity to The Riverina include established estates in Pasir Ris itself, such as properties in older enclaves developed during the 1990s and early 2000s, which typically offer larger plot sizes but date-sensitive conditions and aesthetics. Newer competitor developments in adjoining districts like Hougang and Tampines offer alternative terraced house options, though these may involve longer MRT commutes or alternative connectivity profiles that reduce appeal relative to The Riverina's established location. Kampung Admiralty, located further northwards, represents a newer mixed-use development with terraced components, though its relative newness brings premium pricing not yet justified by market comparables and extended build-out timelines that reduce availability. The Riverina's primary competitive advantage derives from its maturity—established schools, amenities, and community infrastructure are immediately accessible rather than dependent on future development—coupled with direct MRT proximity without the trade-offs associated with more distant or newly-launched alternatives. Pricing at The Riverina should reflect this maturity premium relative to newer launches in fringe locations, whilst remaining competitive with contemporary terraced houses in comparable MRT-adjacent Pasir Ris enclaves. Buyers evaluating The Riverina should examine comparable transactions in nearby Pasir Ris estates developed within the same era as benchmarks for value assessment.

Which floor levels or unit stacks at The Riverina offer the best value proposition?

Terraced houses, by their architectural definition, typically feature two to three storeys rather than the floor-level stratification applicable to apartments, making traditional 'best-floor' analysis less applicable to The Riverina. However, within the terraced format, corner and end-unit positions often command premium pricing due to enhanced natural light, superior ventilation, and reduced noise from neighbouring properties—considerations that may justify higher valuations if the additional capital expenditure translates to improved living comfort and rental appeal. Ground-floor bedrooms with direct garden access are particularly favoured by families with young children and those seeking accessible layouts, though this preference typically justifies modest pricing premiums of 5–10% relative to equivalent units with internal layout variations. Properties with south-facing orientations in Singapore's tropical climate benefit from reliable natural light and reduced afternoon heat exposure, supporting both liveability and tenant appeal; such positioning may justify modest price premiums despite slightly higher cooling costs during daytime hours. Units positioned at the development's periphery, offering enhanced garden privacy or buffer spacing from adjacent properties, may demonstrate superior long-term value retention due to occupant satisfaction and rental stability. Buyers should physically inspect multiple unit configurations within the development, assessing orientation, lighting, privacy, and outdoor space utility; value should be assessed on a lifestyle and functional basis rather than formulaic unit-stack assumptions more appropriate to apartment portfolios.

What future supply pipeline developments might affect The Riverina's long-term property values?

Pasir Ris has entered a mature phase of its residential development cycle, with the majority of developable land already converted to residential, commercial, or public use, limiting the scope for large-scale new housing projects that might erode The Riverina's competitive positioning. Urban Redevelopment Authority (URA) planning documents indicate modest intensification potential within existing Pasir Ris precincts rather than wholesale new development, suggesting new supply will remain relatively constrained over the medium term. Potential future enhancement projects—such as improved transport connections, commercial district expansion, or public facility upgrades—would likely elevate rather than diminish The Riverina's desirability by increasing district amenity standards and accessibility. The scarcity of new terraced house launches in Pasir Ris itself represents a structural advantage for existing properties, as buyer demand for this property type typically outpaces new supply availability, supporting sustained demand and value stability. Buyers should monitor URA master planning announcements and infrastructure pipeline investments for the Pasir Ris region; however, the district's fundamental character as a mature, MRT-connected residential area appears durable regardless of incremental future development. The primary risk to property values would derive from broader economic conditions affecting Singapore's property market rather than localised supply disruptions in the Pasir Ris district.

[For Sale] The Riverina — From S$2.8M