District 09 · River Valley · CCR
Grange Heights
St. Thomas Walk · Apartment · Freehold
Current PSF
$2,062
-10.4% vs district median
Gross yield
2.2%
median rent $8,450/mo
3-year gain
17.9%
Transactions · 5y
15
5 in last 12 months
Nearest MRT
Somerset Mrt Station · 529.747m
NSL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential36 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-11.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
12%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 422m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 422m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.3km
Food
Zion Riverside Food Centre · 748m
Green
Orchard Fountain Corner · 501m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 492m
Health
Mount Elizabeth Hospital (hospital) · 806m
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 2025749m from Paterson / Orchard - ~1,000 new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,798 psf - 9% below units on floors 1–5 ($1,974 psf).
Price trend average PSF by year
2021
$1,791
2022
$1,752
-2.2%
2023
$1,937
+10.6%
2024
$1,789
-7.6%
2025
$1,991
+11.3%
2026
$2,284
+14.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $7,000/mo | $4.52 | 2.6% | 47 |
| 4BR | $8,000/mo | $3.14 | 1.8% | 106 |
| 5BR | $11,800/mo | - | - | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $4,303,000 | 1,884 | $2,284 | 06-10 |
| Dec 2025 | $5,400,000 | 3,003 | $1,798 | 21-25 |
| Nov 2025 | $5,338,000 | 3,025 | $1,765 | 16-20 |
| Nov 2025 | $4,308,000 | 1,884 | $2,287 | 11-15 |
| Sept 2025 | $4,100,000 | 1,884 | $2,177 | 01-05 |
| Apr 2025 | $4,050,000 | 1,884 | $2,150 | 06-10 |
| Feb 2025 | $5,350,000 | 3,025 | $1,769 | 01-05 |
| Jul 2024 | $3,760,000 | 1,905 | $1,974 | 01-05 |
| Jun 2024 | $6,680,000 | 4,521 | $1,478 | 26-30 |
| Apr 2024 | $3,650,000 | 1,905 | $1,916 | 06-10 |
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