District 09 · River Valley · CCR
Gambier Court
Kim Yam Road · Apartment · 99 yrs lease commencing from 1997
Current PSF
$1,811
-21.3% vs district median
Gross yield
4.4%
median rent $10,650/mo
3-year gain
0.0%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Fort Canning Mrt Station · 510.984m
DTL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential44 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 441m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 441m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 740m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 494m - 3 hawker centres within 1km
Green
Kim Seng Pk · 494m - 11 parks within 1km
Mall
Ue Shopping Mall · 369m
Health
Mount Elizabeth Hospital (hospital) · 1.5km
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
2021
$1,489
2022
$1,644
+10.4%
2025
$1,743
+6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,000/mo | $5.22 | 3.5% | 7 |
| 3BR | $8,500/mo | $5.86 | 3.9% | 7 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $2,690,000 | 1,485 | $1,811 | 01-05 |
| May 2025 | $2,488,000 | 1,485 | $1,675 | 06-10 |
| Dec 2022 | $2,500,000 | 1,485 | $1,683 | 06-10 |
| Jul 2022 | $2,525,000 | 1,485 | $1,700 | 06-10 |
| Jun 2022 | $1,450,000 | 936 | $1,548 | 01-05 |
| May 2021 | $1,740,000 | 1,163 | $1,497 | 01-05 |
| Mar 2021 | $1,720,000 | 1,163 | $1,480 | 01-05 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Gambier Court actually sell for - this project trades at 3.2× the nearest block’s PSF.