Costa Riviera I & II BTO Review: One Pasir Ris Project, Two Names, and the Top of October 2024's Standard Price List

Costa Riviera was the Standard flat for households that wanted Pasir Ris; it was never October 2024's bargain. HDB's price annex put every one of its flat types above the same type in the exercise's five other Standard projects: the 2-room Flexi from $194,000, the 3-room from $329,000, the 4-room from $481,000, the 5-room from $635,000 and the 3Gen from $644,000, all before grants. Three of those five, West BrickVille @ Bukit Batok, Fernvale Oasis and Fernvale Sails, also put floor finishes, internal doors and sanitary fittings in their prices; Costa Riviera did not.

What the money bought:

• A Pasir Ris address no later BTO launch has offered. Costa Riviera I & II were the only Pasir Ris BTO flats in HDB's exercises from October 2024 to June 2026, and HDB's preliminary list for November 2026 names no Pasir Ris flats. It sits along Pasir Ris Drive 3, with a landscaped linear park between its two halves and, in HDB's words, a location "near the coastline".
• Standard's lighter rules. A 5-year Minimum Occupation Period, no subsidy recovery on any sale, and the option of letting the whole flat after the MOP if the owner is a Singapore Citizen and HDB approves.
• Keys sooner than at most of that October's projects. HDB estimated 37 months for Riviera I and 38 for Riviera II. That is not a Shorter Waiting Time, which needs under 36 months, but in that BTO exercise only HDB's three Shorter Waiting Time projects had shorter estimates; every other project was put at 41 months or more.

Two years after the window, what we would do depends on who you are:

• Your Riviera flat is booked. Keep it. Cancelling now costs 5% of the price if you have signed the Agreement for Lease, or the option fee ($500 for a 2-room Flexi, $1,000 for a 3-room, $2,000 for a 4-room or bigger) if you have only booked, not both, and then shuts you out of applying for a year. Spend the energy on the fit-out instead: unless you took HDB's opt-in scheme, the price covered tiled wet areas and a WC, not the living-room and bedroom floors or, from the 3-room up, the internal doors (our BTO renovation and design guide covers the order of work).
• You might buy a Riviera flat second-hand one day. The Standard rules carry over: your seller owes HDB no subsidy recovery, and if you buy without the CPF Housing Grant or an HDB loan you face no income ceiling.
• You want a brand-new Pasir Ris flat. Nothing HDB has published as at September 2026 offers one; resale is the route with prices you can see today (the last question below).

Who we would have sent elsewhere in October 2024. A family choosing on price: HDB's own income ladder sent a household on $4,000 a month to a 4-room in four other Standard projects, not this one. A single on $2,000 or $3,000 a month: HDB's ladder named other projects' 2-room Flexi flats, not Costa Riviera's. And anyone who needed keys inside three years: the exercise's three Shorter Waiting Time projects were quicker and came with those finishes included.

This review is dated September 2026. The application window ran from 16 to 23 October 2024 and has long closed.

Source: HDB's October 2024 price annex (Annex B) for sizes, flats and prices; the sales brochure for the blocks, the storeys and, from its site plan (read on the rendered PDF page), which half each flat type is built in. HDB's prices leave out grants, the resale levy and "additional payments (if any)". Price per sqm: the midpoint of each range divided by the floor area including the ledge, our arithmetic.

Riviera is mostly 4-rooms. 394 of the 767 flats are 4-rooms, then come 110 5-rooms and 106 of the larger 2-room Flexi; the 3Gen (35) and the smaller 2-room Flexi (36) are the scarcest. Per square metre the small flats and the 3-room cluster together, $5,321 to $5,378 at the midpoint, while the 5-room is the dearest at $6,013. The 3Gen, 121 sqm with two main bedrooms on HDB's floor plan, started only a little above the 5-room ($644,000 against $635,000) and cost less per square metre ($5,773).

Short leases for the over-55s. A buyer aged 55 or more could also take the 2-room Flexi on a lease of 15 to 45 years, from $65,000 (15 years, the smaller Type 1) to $172,000 at the top of the 45-year Type 2 range, provided the lease covers every buyer and spouse to at least age 95.

What a Riviera flat comes with, and without. Every flat has floor tiles in the bathrooms, household shelter and kitchen (and the service yard from the 4-room up), wall tiles in the bathrooms and kitchen, and a WC; a 2-room Flexi also has a sliding bedroom partition and a folding bathroom door. HDB's specifications mark as optional the vinyl flooring for the living, dining and bedroom areas and the basin and shower set in every flat, and the bedroom and bathroom doors from the 3-room up. Those came through HDB's opt-in Optional Component Scheme, whose cost "will be added to the price of the flat", or they are yours to fit. The specifications for the 99-year flats list no kitchen cabinets or wardrobes at all.

Just over half of Costa Riviera is 4-room, and the 4-room is the one flat type built in both halves.

HDB's launch release counts 15 projects in the October 2024 exercise, but its price annex has 14 rows, because Costa Riviera I and Costa Riviera II share one price list. They share a brochure too, though it speaks of "the projects" and gives each half its own name, its own blocks and its own car park. HDB's site plan, read on the rendered brochure page, shows the split:

• The 3-room is a Riviera I flat. All 86 of them are in Riviera I's four blocks.
• The 2-room Flexi, 5-room and 3Gen are Riviera II flats. All 36 Type 1 and 106 Type 2 2-room Flexi flats, all 110 5-rooms and all 35 3Gen flats are in Riviera II's five blocks.
• The 4-room is in both. Its 394 flats are spread across the two halves, so for a 4-room owner the block, not the flat type, decides which estimate applies.
• Car parks and shops split too. Riviera I has a single-storey car park with a roof garden. Riviera II has a 6-storey multi-storey car park with a roof garden and, at ground level, a preschool, restaurants and a cafe. The linear park runs between them.

How HDB counts 37 and 38. HDB counts each from the median month of flat selection to the median projected completion month of the blocks, with one figure for each half. Three things follow:

• One month apart is not a race. A median across four or five blocks cannot tell you which block finishes first, and the gap is too small to choose a flat on.
• Selection day, not application day, starts it. HDB's ballot results come within 2 months of a window closing, booking starts from 4 weeks after them, and a queue can take several months to clear; counted from the day you applied, the wait is longer than 37 or 38 months.
• Neither figure is a date. HDB has put no completion date on either half, and adding months to a launch date would be our sum, not HDB's.

Past the line, by one month or two. HDB's Shorter Waiting Time label needs an estimate under 36 months: 37 is one month over and 38 two. HDB's release drew the line itself: "the 2,085 flats at Fernvale Oasis, Fernvale Sails and West BrickVille @ Bukit Batok are Shorter Waiting Time (SWT) flats with waiting time of less than 3 years. Another 767 flats at Costa Riviera I & II will have a waiting time of slightly over 3 years." After those three projects, at 24, 27 and 33 months, Costa Riviera came next; every other project in the exercise was estimated at 41 months or more, up to 59. Our guide to BTO construction progress and wait times explains how HDB builds its estimates and how owners-to-be can follow their block.

Pick a flat type at Costa Riviera and you have picked a half: every 3-room is in Riviera I, every 2-room Flexi, 5-room and 3Gen flat in Riviera II.

HDB called October 2024's 15 projects "the largest number of projects launched in a single BTO exercise to date", and no Sale of Balance Flats ran alongside it, so the comparison below is with everything else on sale that month. It was also the exercise that introduced HDB's Standard, Plus and Prime classes, which makes Costa Riviera one of the first projects ever offered as Standard. Counting Costa Riviera I & II once, as HDB's price annex does, six were Standard:

Source: HDB's October 2024 price annex and launch release. None of the six carries subsidy recovery.

• The 4-room gap is a clean break. Costa Riviera's range begins where every other Standard 4-room range had already ended: its $481,000 floor sits above Fernvale Sails' $474,000 ceiling, the nearest of the other five.
• Every other flat type as well. Checked against the same annex, Costa Riviera's 2-room Flexi, 3-room, 5-room and 3Gen each started and ended higher than the same type in any other Standard project. Its cheapest 3-room, at $329,000, cost the same as Marsiling Ridge's cheapest 4-room, and its dearest 3Gen, at $753,000, was the highest price HDB put on any Standard flat that October.
• Before the finishes are counted. West BrickVille @ Bukit Batok, Fernvale Oasis and Fernvale Sails included floor finishes, internal doors and sanitary fittings; Costa Riviera left them to the opt-in scheme. HDB printed no without-finishes prices that year, so we put no dollar figure on the difference, but it runs one way only: like for like, Costa Riviera's lead over those three is wider than their price lists show, not narrower.
• Where the Standard list met Plus. Before grants, Costa Riviera's 4-room started at the same $481,000 as Central Trio @ AMK's Plus 4-room and above Kembangan Wave's Plus 4-room at $453,000, and it is the larger flat of the three. Those two Plus projects came with a 10-year MOP, 6% subsidy recovery and estimates of 59 and 41 months. Compare them before grants only: HDB's own after-grant table assumed a $55,000 grant on those two Plus 4-rooms against $80,000 on Costa Riviera's, so its after-grant prices are not like for like; the grant you actually get follows your household income, not the classification.

HDB gives no reason for where it pitched Costa Riviera's prices, and we do not guess one. What its annex does show is the resale flats it set beside them, and that is the comparison to weigh first (the callout below). For what HDB has charged at its 2026 launches, flat type by flat type, see our guide to BTO flat types, sizes and prices.

At Costa Riviera the cheapest 4-room cost more than the dearest 4-room in any other October 2024 Standard project.

The name. "The names of the projects celebrate their locations near the coastline," says HDB's brochure, and that is all it says; we add no story to it. HDB's site plan, read on the rendered brochure page, labels Pasir Ris Park along the northern edge of both halves. The plan gives no distances, and we claim none.

The park in the middle. HDB: "A landscaped linear park runs between Costa Riviera I and Costa Riviera II, featuring children's playgrounds, adult and elderly fitness stations, and a futsal court." More playgrounds and fitness stations sit inside each half. The site plan also draws an MRT line running along that linear park, and HDB's location map draws it too; neither says more about it, and neither do we: if it matters to you, look at it on the ground.

What each half adds. Riviera I gets a single-storey car park with a roof garden. Riviera II gets a 6-storey multi-storey car park with a roof garden, "along with a preschool, restaurants, and a cafe at ground level". The brochure adds that the facilities "will be accessible by the public".

Trains and buses, as HDB puts it. "Residents will be served by the Pasir Ris MRT station on the East-West Line and the upcoming Cross Island Line that connects to nearby towns. A future Integrated Transport Hub with a bus interchange will also be conveniently located across Pasir Ris Drive 3." HDB dates neither the Cross Island Line nor the hub and gives no walking time; we supply neither.

Built in. The brochure lists separate chutes for recyclable waste, regenerative lifts, bicycle stands, parking spaces to ease the future provision of electric-vehicle charging stations, and Active, Beautiful, Clean Waters features, plus Smart-Enabled Homes and smart lighting in the common areas.

What the plan does not promise. The notes on HDB's site plan warn that the developments and facilities it shows are "subject to change and planning approval", and that the homes may be ready before the precinct facilities around them. If you are weighing the estate for a later resale purchase, HDB's standing advice holds: visit the place.

HDB put Costa Riviera's preschool, restaurants and cafe in Riviera II; what the two halves share is the linear park between them.

The Pasir Ris Standard row, Riviera's alone. HDB's launch release printed one starting-price row per town and classification, and Costa Riviera had the Pasir Ris Standard row to itself:

HDB calls these illustrative: "The actual grant amount received will depend on the household's income and eligibility." The $120,000 behind the 2-room Flexi line goes only to a first-timer family earning up to $1,500 a month, and even that grant leaves $74,000 to pay.

HDB's ladder, rung by rung. HDB's release also set out, on typical selling prices, which flats a household at each income could buy with its CPF covering the loan:

• A family on $4,000 a month (EHG $80,000) could take a 3-room in any Standard project, Costa Riviera's included, but a 4-room only at West BrickVille @ Bukit Batok, Taman Jurong Skyline, Fernvale Oasis and Marsiling Ridge.
• A family on $7,000 (EHG $30,000) could take a 4-room in any Standard project, Costa Riviera's included, but a 5-room only at the same four.
• A family on $9,000 (EHG $5,000) could take "most of the Standard, Plus and Prime flats". No rung below it names Costa Riviera's 5-room or 3Gen.
• A single on $2,000 (EHG $40,000) was pointed to 2-room Flexi flats at Taman Jurong Skyline and Fernvale Oasis, and one on $3,000 (EHG $25,000) to those two, Fernvale Sails, West BrickVille @ Bukit Batok or a Plus 2-room Flexi at Kembangan Wave. Costa Riviera's 2-room Flexi is on neither rung.

Riviera's lowest prices after the EHG, by household income. For a first-timer family the Enhanced CPF Housing Grant follows average gross monthly household income over the 12 months before the HFE application, and there is none above $9,000. HDB's release notes that the maximum had been raised, as announced on 20 August 2024, from $80,000 to $120,000 for families and from $40,000 to $60,000 for singles.

Our arithmetic on HDB's EHG bands for first-timer families, applied to Costa Riviera's lowest prices. The full grant needs the lease to cover the youngest buyer to age 95.

The ceilings applicants faced. October 2024 applicants were assessed on $14,000 a month for a family's 4-room or bigger flat, $21,000 for an extended family and $7,000 for a 99-year 2-room Flexi. A new 3-room carried either the $14,000 or the $7,000 ceiling, depending on the project, and HDB's October 2024 release does not say which applied at Costa Riviera, so we do not say whether a household on $9,000 could buy one here. The $16,000, $24,000 and $8,000 ceilings came later, for households that apply for an HFE letter on or after 24 Aug 2026.

For a single or a senior. A first-timer single, 35 or older, pays HDB's additional $15,000 on a new 2-room Flexi, folded into the price, so Costa Riviera's cheapest cost a single $209,000 before the grant: $169,000 on $2,000 a month (EHG $40,000), $184,000 on $3,000 (EHG $25,000) and $199,000 on $4,000 (EHG $10,000). From this exercise, eligible first-timer singles could apply for a 2-room Flexi flat in any location; before, they were limited to non-mature estates. A buyer aged 55 or more had the short-lease option instead, from $65,000.

What a full HDB loan asks. October 2024 was the first BTO exercise with HDB's lower loan limit, 75% of the price instead of 80%. At the ends of Costa Riviera's ranges:

Our sums on HDB's loan rules: 75% of the pre-grant price over 25 years, tested at HDB's 3.0% floor, with the instalment held to 30% of income. A grant shrinks both price and loan, HDB's actual rate is lower than the floor, and only your HFE letter fixes the grant and the loan.

HDB's own ladder puts Costa Riviera a rung up: a $4,000 household reached its 3-room but not its 4-room, a $7,000 household its 4-room but not its 5-room.

HDB published final application rates for October 2024, but its results page is gone and the Internet Archive holds no copy of the figures. We will not fill the gap with a guess, and a later exercise's rates cannot stand in for it: they describe other flats, other towns and other applicants.

What a reader can still use:

• The Standard quota, as HDB stated it in October 2024. HDB described Standard projects as those "where at least 95% of the 4-room and bigger flats are set aside for first-timer families". Costa Riviera's 4-room, 5-room and 3Gen flats were offered under that rule. From July 2025, HDB raised the share for second-timer families in later exercises.
• Shortlisting, then and now. October 2024 applicants were shortlisted up to 300% of the flat supply; from the February 2025 exercise HDB cut that to up to 200%, the rule it applies today.
• Today's ballot rules, and where a failed Riviera application fits. A First-Timer (Parents & Married Couples) family gets three ballot chances, plus first priority under the Family and Parenthood Priority Scheme for a Standard flat of 4 rooms or fewer; any other first-timer family gets two, and a second-timer family one. A first-timer family unsuccessful in two or more BTO applications for Standard flats gets one more chance on each Standard application after that, up to five chances in total for Parents & Married Couples families and four for the rest. These are the rules HDB states today, not necessarily those October 2024 applicants had; a failed Costa Riviera application was an application for a Standard flat.
• How to read a rate at the next launch you weigh. HDB's rate divides the applications from one group of buyers by the flats set aside for that group, so it measures a queue, not your chance of a flat, and HDB estimates that about 20% of applications come from people who applied before and may still be waiting to book. HDB's final rates for the launches from October 2025 on are in our guide to BTO application rates and results, and the steps from application to keys are in how to apply for a BTO flat.

Costa Riviera's queue is the one figure this review cannot give you, and we will not let a later exercise's rates stand in for it.

• The MOP. Five years before the flat can be sold or let out whole. The Plus flats offered that October asked 10.
• Selling. No subsidy recovery, whenever you sell. October 2024's Plus projects carried 6% to 8%, and Crawford Heights, the Prime project, 9%.
• Your eventual buyer. A resale Standard flat bought without the CPF Housing Grant has no income ceiling; a resale Plus or Prime flat has one, grant or not. A buyer who takes the grant or an HDB loan meets HDB's ceiling either way: for families, $16,000 a month for HFE letters from 24 Aug 2026.
• A tenant household in the whole flat. Allowed after the MOP if the owner is a Singapore Citizen and HDB approves. HDB caps the number of occupants by flat type, and once the non-citizen quota is reached, tenants must be Singaporeans or Malaysians. Plus and Prime owners may never let the whole flat.
• Spare bedrooms, to tenants. No MOP needed in a 3-room, 4-room, 5-room or 3Gen flat, and a Permanent Resident owner may do it as well as a Citizen. Owners of Costa Riviera's 2-room Flexi flats never may: HDB bars bedroom letting in 1-room and 2-room flats.

We say nothing about what a Costa Riviera flat might fetch or let for: it has not been built and has never been resold. How the MOP clock runs, and what happens as flats reach it, is in HDB flats reaching MOP.

At Costa Riviera the exit is Standard's: five years, nothing owed to HDB on the sale, and a buyer pool with no income cap unless they take the grant or an HDB loan.

Pasir Ris on HDB's calendar. The November 2026 exercise, HDB says, will offer about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Pasir Ris is not on the preliminary list HDB's Flat Portal showed on 19 Sep 2026, and HDB names no project or classification before a launch. Dates, and anything HDB adds later, are in the BTO launch schedule.

If HDB runs another balance-flat sale. A Sale of Balance Flats sells flats left over from earlier BTO launches. The last, in February 2026, offered 4,320 flats, and HDB had announced no further sale as at 18 September 2026. How it works is in HDB's Sale of Balance Flats.

Resale. The Pasir Ris table in the callout above covers July 2025 to June 2026. A resale flat skips the ballot and the construction wait, but it has fewer years of lease left. Pasir Ris 4-rooms of all ages resold at a median $636,888, and those with a lease from 2015 at $770,000, all of them on Pasir Ris Street 51 or Pasir Ris Drive 1: those are other flats, sold long after Costa Riviera's window, and say nothing about what a Costa Riviera flat is worth. A resale Standard or Unclassified flat bought without the CPF Housing Grant carries no income ceiling; take the grant or an HDB loan, and HDB's ceiling applies.

For a new flat in Pasir Ris, HDB's published BTO plans stop at Costa Riviera; until HDB names another, the way in is a resale flat.

Sources. HDB's October 2024 launch release: the exercise's size, HDB's wording on the wait, the Standard quota, starting prices before and after grants, the income ladder, the grant and loan-limit changes, and the subsidy recovery set for the Plus and Prime projects. HDB's price annex for that exercise, Annex B: flats, floor areas, prices, the estimated wait for each half, short-lease prices and HDB's resale comparables. The Costa Riviera I & II sales brochure: setting, blocks, storeys, facilities, transport, finishes and specifications, plus the site plan and location map, which we read on the rendered PDF pages because the text extraction misses them; the site plan's unit table is where the brochure assigns blocks and flat types to Riviera I and Riviera II. PropKaki's property_rules for grants, income ceilings, ballot chances, the MOP and HDB's renting rules. PropKaki's analysis of HDB resale registrations in Pasir Ris, July 2025 to June 2026. Figures for the other October 2024 projects come from the same HDB release and annex. HDB's final application rates for October 2024 are not used: HDB's results page is no longer online and the Internet Archive holds no copy of its figures.

Our sums. Price per square metre divides the middle of each price range by the floor area including the air-con ledge. The gap to HDB's resale comparables compares midpoints, and we ran it the same way for every October 2024 project. The loan table assumes a 75% HDB loan over 25 years at HDB's 3.0% assessment floor, with a 30% cap on income. Grant figures apply HDB's EHG bands to Costa Riviera's lowest prices.

Left out. No application rate for October 2024 and no estimate of one, from later exercises or anything else. No completion date or year for either half: HDB publishes none, and adding a wait to a launch month would be an inference. No resale price, rent or return for Costa Riviera, which has not been built or resold; the Pasir Ris figures describe other flats. No forecast of prices or rates for any later launch. No noise or other effect from the MRT line, the roads or the future transport hub on HDB's plans, and no distances or walking times. No dollar value for the finishes three other Standard projects included, since HDB printed no without-finishes prices that year, and no figure for the Optional Component Scheme. This is a desktop analysis of HDB's documents and data, not a site or showflat visit. Grant figures are illustrations: your HFE letter decides your grant and loan. Nothing here is financial advice; verify every figure and rule with HDB before you act on it.