District 09 · River Valley · CCR
Horizon Towers
Leonie Hill · Condominium · 99 yrs lease commencing from 1979
Current PSF
$1,422
-38.2% vs district median
Gross yield
3.0%
median rent $8,500/mo
3-year gain
-9.8%
Transactions · 5y
32
7 in last 12 months
Nearest MRT
Orchard Mrt Station · 654.933m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential57 / 100
47 years old · composite of plot use, age, tenure, value gap & size
Lease decay52 years left
worth 75.7%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+13.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 530m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 530m - 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 · 604m
Green
Kim Seng Pk · 602m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 570m
Health
Mount Elizabeth Hospital (hospital) · 890m
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 2025710m 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 $1,412 psf - 4% above units on floors 1–5 ($1,362 psf).
Price trend average PSF by year
2021
$1,376
2023
$1,563
+13.6%
2024
$1,375
-12%
2025
$1,388
+0.9%
2026
$1,410
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 4BR | $8,000/mo | $3.40 | 2.9% | 273 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $3,200,000 | 2,314 | $1,383 | 06-10 |
| Feb 2026 | $3,400,000 | 2,368 | $1,436 | 16-20 |
| Nov 2025 | $3,800,000 | 2,583 | $1,471 | 11-15 |
| Nov 2025 | $3,380,000 | 2,303 | $1,467 | 16-20 |
| Sept 2025 | $3,825,000 | 2,583 | $1,481 | 01-05 |
| Sept 2025 | $3,300,000 | 2,303 | $1,433 | 16-20 |
| Aug 2025 | $6,600,000 | 5,145 | $1,283 | 16-20 |
| Jul 2025 | $3,750,000 | 2,583 | $1,452 | 11-15 |
| Jul 2025 | $3,400,000 | 2,486 | $1,367 | 01-05 |
| Jun 2025 | $3,600,000 | 2,583 | $1,394 | 11-15 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Horizon Towers actually sell for - this project trades at 1.8× the nearest block’s PSF.