District 09 · River Valley · CCR
Oue Twin Peaks
Leonie Hill Road · Condominium · 99 yrs lease commencing from 2010
Current PSF
$2,185
-5.1% vs district median
Gross yield
4.3%
median rent $4,600/mo
3-year gain
-5.4%
Transactions · 5y
80
25 in last 12 months
Nearest MRT
Orchard Mrt Station · 517.82m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential29 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 622m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 622m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.5km
Food
Zion Riverside Food Centre · 795m
Green
Orchard Fountain Corner · 538m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 377m
Health
Mount Elizabeth Hospital (hospital) · 699m
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 2025552m 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 $2,258 psf - 9% above units on floors 1–5 ($2,077 psf).
Price trend average PSF by year
2021
$2,377
2022
$2,325
-2.2%
2023
$2,323
-0.1%
2024
$2,277
-2%
2025
$2,229
-2.1%
2026
$2,198
-1.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,250/mo | $7.73 | 4.2% | 519 |
| 2BR | $8,000/mo | $7.62 | 4.2% | 112 |
| 3BR | $10,000/mo | $7.41 | 4.1% | 191 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,090,000 | 549 | $1,986 | 16-20 |
| Jun 2026 | $3,550,000 | 1,399 | $2,537 | 21-25 |
| Jun 2026 | $2,300,000 | 1,055 | $2,180 | 06-10 |
| Jun 2026 | $1,175,000 | 570 | $2,060 | 11-15 |
| May 2026 | $3,600,000 | 1,399 | $2,573 | 16-20 |
| May 2026 | $3,500,000 | 1,399 | $2,501 | 21-25 |
| May 2026 | $1,220,000 | 549 | $2,222 | 21-25 |
| May 2026 | $1,100,000 | 570 | $1,928 | 06-10 |
| May 2026 | $1,060,000 | 549 | $1,931 | 11-15 |
| Apr 2026 | $3,800,000 | 1,604 | $2,369 | 31-35 |
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