District 10 · River Valley · CCR
Angullia Park Residences @ Orchard
Cuscaden Walk · Apartment · Freehold
Current PSF
$2,527
+11.9% vs district median
Gross yield
2.7%
median rent $7,000/mo
3-year gain
5.1%
Transactions · 5y
10
3 in last 12 months
Nearest MRT
Orchard Mrt Station · 240.71m
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 · 959m
Mall
Far East Shopping Centre · 225m
Health
Mount Elizabeth Hospital (hospital) · 710m
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 2025332m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$2,232
2022
$2,542
+13.9%
2023
$2,404
-5.4%
2025
$2,527
+5.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,500/mo | $5.79 | 2.7% | 32 |
| 3BR | $7,400/mo | $5.48 | 2.6% | 71 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $2,500,000 | 936 | $2,670 | 01-05 |
| Aug 2025 | $2,450,000 | 936 | $2,616 | 01-05 |
| Aug 2025 | $2,150,000 | 936 | $2,296 | 06-10 |
| Mar 2023 | $4,000,000 | 1,604 | $2,494 | 01-05 |
| Feb 2023 | $3,780,000 | 1,604 | $2,357 | 11-15 |
| Jan 2023 | $4,500,000 | 1,905 | $2,362 | 16-20 |
| Jun 2022 | $3,800,000 | 1,539 | $2,469 | 01-05 |
| May 2022 | $2,350,000 | 936 | $2,509 | 01-05 |
| Mar 2022 | $2,650,000 | 1,001 | $2,647 | 11-15 |
| Aug 2021 | $3,580,000 | 1,604 | $2,232 | 16-20 |
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