District 10 · River Valley · CCR
Cliveden At Grange
Grange Road · Condominium · Freehold
Current PSF
$2,795
+23.7% vs district median
Gross yield
2.4%
median rent $15,925/mo
3-year gain
-23.7%
Transactions · 5y
18
4 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 511.673m
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
+2.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
17%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 935m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 1.6km
Food
Zion Riverside Food Centre · 925m
Green
Camp Road Interim Park · 963m
Mall
Tanglin Mall · 681m
Health
Mount Elizabeth 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%
Master Plan 2025785m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$3,026
2022
$2,896
-4.3%
2023
$3,150
+8.8%
2024
$2,183
-30.7%
2025
$2,710
+24.1%
2026
$2,405
-11.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $11,500/mo | $5.35 | 2.3% | 91 |
| 4BR | $15,900/mo | $5.58 | 2.4% | 122 |
| 5BR | $26,000/mo | - | - | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $7,200,000 | 2,842 | $2,534 | 16-20 |
| Feb 2026 | $4,900,000 | 2,153 | $2,276 | 06-10 |
| Dec 2025 | $9,100,000 | 2,842 | $3,202 | 16-20 |
| Oct 2025 | $9,000,000 | 2,842 | $3,167 | 16-20 |
| Apr 2025 | $4,750,000 | 2,153 | $2,206 | 06-10 |
| Mar 2025 | $7,800,000 | 2,842 | $2,745 | 01-05 |
| Jan 2025 | $4,800,000 | 2,153 | $2,230 | 11-15 |
| Nov 2024 | $4,700,000 | 2,153 | $2,183 | 16-20 |
| Nov 2023 | $9,800,000 | 2,842 | $3,449 | 16-20 |
| May 2023 | $8,100,000 | 2,842 | $2,850 | 06-10 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Cliveden At Grange actually sell for - this project trades at 3.5× the nearest block’s PSF.