District 09 · River Valley · CCR
Luma
River Valley Grove · Apartment · Freehold
Current PSF
$2,166
-5.9% vs district median
Gross yield
3.0%
median rent $4,800/mo
3-year gain
11.7%
Transactions · 5y
26
5 in last 12 months
Nearest MRT
Somerset Mrt Station · 638.263m
NSL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential34 / 100
· composite of plot use, age, tenure, value gap & size
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
4%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 330m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 330m - 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 · 622m
Green
Kim Seng Pk · 447m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 609m
Health
Mount Elizabeth Hospital (hospital) · 929m
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
$1,851
2022
$1,874
+1.2%
2023
$1,948
+3.9%
2024
$2,101
+7.9%
2025
$2,113
+0.6%
2026
$2,176
+3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,300/mo | $5.73 | 3.2% | 61 |
| 2BR | $5,300/mo | $4.61 | 2.6% | 111 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,650,000 | 743 | $2,222 | 21-25 |
| Jun 2026 | $1,550,000 | 743 | $2,087 | 11-15 |
| Apr 2026 | $2,650,000 | 1,173 | $2,259 | 21-25 |
| Apr 2026 | $1,930,000 | 904 | $2,135 | 06-10 |
| Sept 2025 | $1,580,000 | 743 | $2,127 | 11-15 |
| Jan 2025 | $1,558,000 | 743 | $2,098 | 11-15 |
| Nov 2024 | $1,635,000 | 743 | $2,201 | 21-25 |
| Aug 2024 | $2,350,000 | 1,173 | $2,003 | 06-10 |
| Jul 2024 | $2,037,000 | 904 | $2,253 | 11-15 |
| Jun 2024 | $2,348,000 | 1,173 | $2,001 | 11-15 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Luma actually sell for - this project trades at 2.7× the nearest block’s PSF.