District 10 · River Valley · CCR
Orchard Bel Air
Orchard Boulevard · Condominium · 99 yrs lease commencing from 1980
Current PSF
$1,473
-34.8% vs district median
Gross yield
-
median rent $10,500/mo
3-year gain
-3.8%
Transactions · 5y
7
3 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 156.799m
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
46 years old · composite of plot use, age, tenure, value gap & size
Lease decay53 years left
worth 76.2%of freehold today (Bala’s Table) · loses ~5.7pts 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
2%
PSF dispersion within project
The neighbourhood
Secondary
Queenstown Secondary School · 1.6km
Food
Zion Riverside Food Centre · 1.3km
Green
Camp Road Interim Park · 702m
Mall
Tanglin Mall · 306m
Health
Gleneagles Hospital (hospital) · 822m
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
2023
$1,548
2024
$1,600
+3.4%
2025
$1,466
-8.4%
2026
$1,490
+1.6%
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,900,000 | 3,261 | $1,502 | 16-20 |
| Feb 2026 | $4,800,000 | 3,251 | $1,477 | 06-10 |
| Nov 2025 | $4,650,000 | 3,229 | $1,440 | 16-20 |
| Mar 2025 | $4,900,000 | 3,229 | $1,517 | 11-15 |
| Jan 2025 | $4,650,000 | 3,229 | $1,440 | 11-15 |
| Mar 2024 | $5,200,000 | 3,251 | $1,600 | 11-15 |
| Jun 2023 | $5,000,000 | 3,229 | $1,548 | 11-15 |
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