District 09 · River Valley · CCR
Espada
St. Thomas Walk · Apartment · Freehold
Current PSF
$2,418
+5.0% vs district median
Gross yield
4.1%
median rent $3,500/mo
3-year gain
-3.1%
Transactions · 5y
44
8 in last 12 months
Nearest MRT
Somerset Mrt Station · 422.955m
NSL
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
-2.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 358m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 358m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.2km
Food
Zion Riverside Food Centre · 829m
Green
Orchard Fountain Corner · 480m - 5 parks within 1km
Mall
Orchard Shopping Centre · 477m
Health
Mount Elizabeth Hospital (hospital) · 876m
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%
Price trend average PSF by year
2021
$2,339
2022
$2,432
+4%
2023
$2,487
+2.3%
2024
$2,431
-2.3%
2025
$2,351
-3.3%
2026
$2,411
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $9.71 | 4.8% | 491 |
| 2BR | $4,200/mo | $5.60 | 2.8% | 74 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $938,000 | 377 | $2,490 | 21-25 |
| Mar 2026 | $955,000 | 355 | $2,689 | 26-30 |
| Feb 2026 | $1,550,000 | 689 | $2,250 | 21-25 |
| Feb 2026 | $1,430,000 | 646 | $2,214 | 11-15 |
| Oct 2025 | $1,630,000 | 689 | $2,366 | 16-20 |
| Sept 2025 | $1,550,000 | 689 | $2,250 | 21-25 |
| Sept 2025 | $900,000 | 355 | $2,534 | 26-30 |
| Sept 2025 | $880,000 | 344 | $2,555 | 06-10 |
| Jul 2025 | $1,188,000 | 560 | $2,122 | 16-20 |
| Jun 2025 | $1,550,000 | 689 | $2,250 | 26-30 |
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