District 10 · River Valley · CCR
3 Cuscaden
Cuscaden Walk · Apartment · Freehold
Current PSF
$3,468
+53.5% vs district median
Gross yield
3.3%
median rent $6,000/mo
3-year gain
-12.9%
Transactions · 5y
12
1 in last 12 months
Nearest MRT
Orchard Mrt Station · 231.323m
NSL,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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
Food
Zion Riverside Food Centre · 1.3km
Green
Orchard Fountain Corner · 952m
Mall
Far East Shopping Centre · 186m
Health
Mount Elizabeth Hospital (hospital) · 686m
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
Master Plan 2025313m from Paterson / Orchard - ~1,000 new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $4,067 psf (5 sales). At today’s $3,468 psf, they are down 15% on paper.
Price trend average PSF by year
2021
$4,067
2022
$3,935
-3.2%
2023
$3,982
+1.2%
2024
$3,104
-22%
2025
$3,468
+11.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,700/mo | $10.44 | 3.6% | 72 |
| 2BR | $6,900/mo | $9.20 | 3.2% | 50 |
| 3BR | $11,250/mo | $9.00 | 3.1% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $2,650,000 | 764 | $3,468 | 06-10 |
| Dec 2024 | $1,470,000 | 474 | $3,104 | 06-10 |
| Feb 2023 | $1,800,000 | 452 | $3,982 | 06-10 |
| Mar 2022 | $4,725,000 | 1,281 | $3,689 | 21-25 |
| Mar 2022 | $4,684,000 | 1,270 | $3,688 | 21-25 |
| Feb 2022 | $2,909,388 | 732 | $3,975 | 11-15 |
| Feb 2022 | $2,800,868 | 732 | $3,827 | 11-15 |
| Feb 2022 | $2,784,488 | 657 | $4,241 | 16-20 |
| Feb 2022 | $2,752,028 | 657 | $4,191 | 16-20 |
| Oct 2021 | $3,208,888 | 764 | $4,199 | 16-20 |
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