District 09 · River Valley · CCR
Martin No 38
Martin Road · Apartment · Freehold
Current PSF
$2,599
+12.9% vs district median
Gross yield
3.3%
median rent $7,850/mo
3-year gain
8.0%
Transactions · 5y
30
5 in last 12 months
Nearest MRT
Havelock Mrt Station · 631.081m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
mixed zone
En-bloc potential31 / 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 321m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 321m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 630m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 479m - 3 hawker centres within 1km
Green
Kim Seng Pk · 321m - 6 parks within 1km
Mall
Ue Shopping Mall · 553m
Health
Singapore General Hospital (hospital) · 1.4km
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
$2,431
2022
$2,524
+3.8%
2023
$2,406
-4.7%
2024
$2,609
+8.4%
2025
$2,613
+0.2%
2026
$2,599
-0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $6,500/mo | $6.84 | 3.2% | 58 |
| 2BR | $8,100/mo | $7.04 | 3.3% | 81 |
| 3BR | $9,300/mo | $6.41 | 3.0% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,650,000 | 1,335 | $2,735 | 06-10 |
| Jun 2026 | $2,418,000 | 969 | $2,496 | 01-05 |
| May 2026 | $2,438,000 | 969 | $2,517 | 01-05 |
| Feb 2026 | $3,120,000 | 1,130 | $2,761 | 06-10 |
| Jan 2026 | $2,410,000 | 969 | $2,488 | 01-05 |
| Jun 2025 | $3,575,000 | 1,335 | $2,678 | 06-10 |
| Jun 2025 | $3,550,000 | 1,335 | $2,660 | 06-10 |
| May 2025 | $2,455,000 | 969 | $2,534 | 06-10 |
| Apr 2025 | $3,580,000 | 1,335 | $2,682 | 06-10 |
| Apr 2025 | $2,430,000 | 969 | $2,508 | 01-05 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Martin No 38 actually sell for - this project trades at 4.6× the nearest block’s PSF.