District 09 · River Valley · CCR
Sam Kiang Mansions
St. Thomas Walk · Apartment · Freehold
Current PSF
$2,223
-3.5% vs district median
Gross yield
2.2%
median rent $5,000/mo
3-year gain
0.0%
Transactions · 5y
4
1 in last 12 months
Nearest MRT
Somerset Mrt Station · 472.448m
NSL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential32 / 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 472m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 472m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.3km
Food
Zion Riverside Food Centre · 815m
Green
Orchard Fountain Corner · 434m - 4 parks within 1km
Mall
Takashimaya Shopping Centre · 437m
Health
Mount Elizabeth Hospital (hospital) · 747m
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 2025712m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$1,971
2025
$2,092
+6.1%
2026
$2,223
+6.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,700/mo | $3.76 | 2.0% | 101 |
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,680,000 | 1,206 | $2,223 | 16-20 |
| Feb 2025 | $2,680,000 | 1,281 | $2,092 | 06-10 |
| Dec 2021 | $2,480,000 | 1,206 | $2,057 | 16-20 |
| Aug 2021 | $2,412,800 | 1,281 | $1,884 | 11-15 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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