District 10 · River Valley · CCR
120 Grange
Grange Road · Apartment · Freehold
Current PSF
$2,822
+24.9% vs district median
Gross yield
3.3%
median rent $4,575/mo
3-year gain
-3.9%
Transactions · 5y
7
1 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 377.691m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-11.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
1%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 964m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 1.5km
Food
Zion Riverside Food Centre · 1.1km
Green
Camp Road Interim Park · 810m
Mall
Tanglin Mall · 569m
Health
Gleneagles Hospital (hospital) · 1.1km
Who lives in River Valley
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10,070
Median age
42 yrs
45% under 40 · getting older
Children 0–9
1,060
▲ 13% since 2015 · future P1 demand
Household size
3.2 avg
Homes
0% HDB
92% condo · 7% landed
Degree holders
74%
residents 15+
Commute
36% transit
35% drive
45 min+ to work
7%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2023
$2,936
2024
$2,875
-2.1%
2025
$2,728
-5.1%
2026
$2,822
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $8.44 | 3.6% | 20 |
| 2BR | $4,700/mo | $8.55 | 3.6% | 88 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,610,000 | 570 | $2,822 | 11-15 |
| Jul 2025 | $1,850,000 | 678 | $2,728 | 11-15 |
| Oct 2024 | $1,580,000 | 570 | $2,770 | 06-10 |
| Aug 2024 | $1,588,000 | 570 | $2,784 | 11-15 |
| Apr 2024 | $1,938,888 | 678 | $2,859 | 11-15 |
| Jan 2024 | $1,760,000 | 570 | $3,085 | 11-15 |
| Nov 2023 | $1,675,000 | 570 | $2,936 | 01-05 |
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