District 09 · River Valley · CCR
Paterson Suites
Paterson Road · Condominium · Freehold
Current PSF
$2,794
+21.3% vs district median
Gross yield
2.6%
median rent $10,650/mo
3-year gain
3.6%
Transactions · 5y
29
8 in last 12 months
Nearest MRT
Orchard Mrt Station · 220.997m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential 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 995m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 995m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.8km
Food
Zion Riverside Food Centre · 1.0km
Green
Orchard Fountain Corner · 762m
Mall
Takashimaya Shopping Centre · 451m
Health
Mount Elizabeth Hospital (hospital) · 658m
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
Master Plan 2025321m 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 $2,882 psf - 6% above units on floors 1–5 ($2,718 psf).
Price trend average PSF by year
2021
$2,558
2022
$2,560
+0.1%
2023
$2,703
+5.6%
2024
$2,760
+2.1%
2025
$2,713
-1.7%
2026
$2,801
+3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $9,930/mo | $6.02 | 2.6% | 111 |
| 4BR | $13,000/mo | $6.05 | 2.6% | 72 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,500,000 | 1,744 | $2,581 | 01-05 |
| Mar 2026 | $5,100,000 | 1,765 | $2,889 | 11-15 |
| Jan 2026 | $5,960,000 | 2,185 | $2,728 | 01-05 |
| Jan 2026 | $5,950,000 | 2,164 | $2,750 | 06-10 |
| Jan 2026 | $5,000,000 | 1,679 | $2,978 | 16-20 |
| Jan 2026 | $4,839,688 | 1,679 | $2,882 | 16-20 |
| Dec 2025 | $5,900,000 | 2,164 | $2,727 | 01-05 |
| Dec 2025 | $4,850,000 | 1,722 | $2,816 | 06-10 |
| Jul 2025 | $5,700,000 | 2,196 | $2,596 | 16-20 |
| Jun 2024 | $5,913,000 | 2,228 | $2,654 | 16-20 |
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