Rivercove Residences
D19 - Hougang / Punggol / Sengkang
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Key milestones for Rivercove Residences.
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Factsheet
Why Rivercove Residences
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Nearly 80 per cent sold on day one
Rivercove Residences went to ballot on 14 April 2018 and moved close to 80 per cent of its 628 units that day at an average of $965 psf. It was the only executive condominium launched in Singapore in 2018, and the single launch drew a response that no other EC that year had to compete with.
Nan Chiau Primary inside the kilometre
Nan Chiau Primary School is about 776m away, and the surrounding cluster - Anchor Green Primary at 415m, Springdale Primary at 671m and Fern Green Primary at 695m - is one of the densest in Sengkang. Pei Hwa Secondary is about 686m and Nan Chiau High School about 803m.
A documented price run since launch
Units at Rivercove have traded from a low of around $900 psf at launch in April 2018 to about $1,764 psf by early 2026 for the larger three- to five-bedroom sizes. That record is public and verifiable, which is more useful than a projected upside.
Large three-bedroom formats as the mainstay
Of the 628 units, 484 are three-bedrooms ranging from 904 to 1,163 sqft, alongside 112 four-bedrooms at 1,184 to 1,281 sqft and 32 five-bedrooms at 1,485 sqft. The emphasis on three-bedroom sizes rather than shoeboxes is what makes the development work for families.
Ten 16-storey blocks on two basement decks
The layout is ten blocks of 16 storeys over two basement car parks, giving a facility deck that includes a 50m lap pool, tennis court, clubhouse, function room, indoor gym and aqua gym. For an executive condominium, the amenity programme is more complete than the segment usually delivers.
An executive condominium, on EC terms
Rivercove is a 99-year leasehold EC with HDB-administered conditions: a five-year minimum occupation period, resale restricted to Singaporeans and permanent residents until the ten-year mark, and full privatisation after that. It is why EC entry pricing sits below comparable private condominiums - and why the buy-in is restricted.
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Sold Prices
Rivercove Residences
D19 - Hougang / Punggol / Sengkang
Rivercove Residences is a 628-unit executive condominium on Anchorvale Lane in Sengkang, District 19, developed jointly by Hoi Hup Realty and Sunway Developments through Hoi Hup Sunway Sengkang Pte Ltd. It comprises ten blocks of 16 storeys over two basement car parks, and it obtained its Temporary Occupation Permit on 4 September 2020.
The launch on 14 April 2018 was the standout. Close to 80 per cent of the 628 units were taken on the first day at an average price of about $965 psf, through the first ballot and booking exercise. It was the only executive condominium launched in Singapore that year, so the pent-up demand had nowhere else to go, and the result was one of the strongest EC launches of the period. The developer's previous EC, Hundred Palms Residences in 2017, had set a similar benchmark.
The unit mix is deliberately family-oriented: 484 three-bedroom units from 904 to 1,163 sqft, 112 four-bedroom units from 1,184 to 1,281 sqft, and 32 five-bedroom units at 1,485 sqft. The facilities include a 50m lap pool, children's pool, jacuzzi pool, aqua gym, yoga deck, tennis court, clubhouse, function room, indoor gym, children's playground and outdoor BBQ pavilions.
The location is school-driven rather than rail-driven. Anchor Green Primary is about 415m away, Springdale Primary about 671m, Fern Green Primary about 695m and Nan Chiau Primary about 776m - four primaries inside a kilometre. Pei Hwa Secondary is about 686m and Nan Chiau High about 803m. On rail, there is no MRT station within a kilometre; the link is by LRT from the nearby Tongkang station, two stops from Sengkang MRT and the Sengkang Bus Interchange. Fernvale Point is about 825m and The Seletar Mall about 900m, with a Sheng Siong supermarket at roughly 286m.
The Developer
Hoi Hup Realty
â 6/10 â Mid-Tier DeveloperHoi Hup Realty Pte Ltd is a Singapore-based property developer established in 1985, known for its expertise in executive condominium (EC) developments. The group has developed numerous ECs and private residential projects, often in joint ventures with Sunway Group. Hoi Hup is recognised for quality family-oriented developments.
Why Rivercove Residences Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Rivercove Residences sits in the Anchorvale and Fernvale part of Sengkang, an area that has filled in steadily since the mid-2000s and now functions as a complete suburb. The location's strength is not rail - there is no MRT station within a kilometre, and the daily link is by LRT from Tongkang station, two stops from Sengkang MRT on the North-East Line and the Sengkang Bus Interchange. It is instead the school and amenity density, which is genuinely high. Buyers here are typically families with young children, and the four primary schools within a kilometre are the reason. The wider connectivity is reasonable: the Tampines Expressway and the Kallang-Paya Lebar Expressway are both reachable, and Sengkang town centre holds the Sengkang General Hospital, a major polyclinic and the Compass One mall. For work in the north-east - the Seletar Aerospace Park, the Sengkang and Punggol employment nodes, or Changi - this is a practical base.
Amenities & Lifestyle
The amenity and school provision is the project's core value. Four primary schools fall inside the one-kilometre band: Anchor Green Primary at 415m, Springdale Primary at 671m, Fern Green Primary at 695m and Nan Chiau Primary at 776m. At secondary level, Pei Hwa Secondary is about 686m, Nan Chiau High about 803m and Outram Secondary about 957m. Retail is within walking distance - a Sheng Siong supermarket at about 286m, Fernvale Point at 825m and The Seletar Mall at 900m - and Sengkang town centre's Compass One, the Sengkang Polyclinic and Sengkang General Hospital are a short LRT ride away. Within the development, the facility deck covers a 50m lap pool, children's pool, jacuzzi pool, aqua gym, yoga deck, tennis court, clubhouse, function room, indoor gym, children's playground, kids' corner and outdoor BBQ pavilions.
Rental & Investment
An executive condominium cannot be rented out in full during its five-year minimum occupation period, so the rental question only becomes live after that. When it does, the tenant base is local families, young couples moving out of the HDB resale market, and staff in the north-east employment clusters. The four primary schools inside a kilometre are a strong pull for family tenancies, and Sengkang General Hospital and the town centre bring in a professional tenant group. The economics, though, are constrained: EC purchase prices are discounted relative to private condominiums, so the yield on cost is usually lower than a private unit bought at a similar valuation, and the surrounding HDB supply plus the newer ECs at Anchorvale and Punggol create constant competing options. Buyers should treat Rivercove as a long-hold family home, and underwrite the exit on the resale market rather than on rental income.
Area Transformation
Sengkang's structural growth is largely built out, but the surrounding north-east continues to change in ways that matter here. Punggol Digital District, being developed around the Singapore Institute of Technology campus and the Punggol Northshore area, is the largest single employment and population addition planned in the north-east, and it sits within a short drive. The Thomson-East Coast Line running through the adjoining corridor has improved north-south connectivity for the wider area, and the Cross Island Line, once complete, will further change travel patterns across the north-east and east. Closer to home, the changes to expect are incremental: continued infill of the Sengkang and Punggol towns, upgrades to the LRT network, and the natural ageing of the surrounding HDB estates. Rivercove itself has already completed, so what remains is the passage of the EC clock - the sixth-year threshold at which resale to permanent residents opens up, and the tenth year at which the development privatises completely. Those milestones, rather than any external catalyst, are what will move the value of a unit here.
Rivercove Residences â Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average â below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing â top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 999 Years Leasehold from 1 September | Freehold | 99 years from 25 Jul 2024 |
| TOP | TBC | Dec 2024 | Q4 2027 |
| 1 BR | 1 Bedroom $1,383,000 - $1,488,000 624 sqft $2,216 - $2,385 psf 1 Bedroom+Study $1,633,000 - $1,698,000 721 sqft $2,265 - $2,355 psf | ||
| 2 BR | 2 Bedroom+2 Study $2,718,800 1,238 sqft $2,196 psf | 2 Bedroom + Study $2,021,600 - $2,024,900 732 - 883 sqft $2,721 - $2,725 psf | |
| 3 BR | 3 Bedroom $2,004,112 - $2,176,000 1,012 - 1,033 sqft $1,980 - $2,150 psf | $2,627,631 - $2,645,946 1,119 sqft $2,348 - $2,365 psf 3 Bedroom $3,234,900 - $3,312,300 915 - 1,507 sqft $2,682 - $2,732 psf | |
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