District 26 · River Valley · OCR
Seasons Park
Yio Chu Kang Road · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,324
-29.8% vs district median
Gross yield
3.1%
median rent $3,800/mo
3-year gain
22.1%
Transactions · 5y
73
9 in last 12 months
Nearest MRT
Orchard Mrt Station · 397.795m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential49 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+4.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
Food
Zion Riverside Food Centre · 1.3km
Green
Camp Road Interim Park · 1.0km
Mall
Forum The Shopping Mall · 252m
Health
Mount Elizabeth Hospital (hospital) · 852m
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 2025482m 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 $1,290 psf - 2% above units on floors 1–5 ($1,269 psf).
Price trend average PSF by year
2021
$944
2022
$1,001
+6%
2023
$1,092
+9.1%
2024
$1,231
+12.7%
2025
$1,296
+5.3%
2026
$1,333
+2.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $3.05 | 2.8% | 3 |
| 2BR | $3,400/mo | $3.24 | 2.9% | 114 |
| 3BR | $4,150/mo | $3.32 | 3.0% | 63 |
| 4BR | $6,200/mo | $2.18 | 2.0% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,370,000 | 1,109 | $1,236 | 06-10 |
| Jun 2026 | $1,353,000 | 1,044 | $1,296 | 01-05 |
| Apr 2026 | $1,388,000 | 1,066 | $1,303 | 11-15 |
| Feb 2026 | $1,850,000 | 1,249 | $1,482 | 06-10 |
| Feb 2026 | $1,760,000 | 1,292 | $1,363 | 06-10 |
| Feb 2026 | $1,700,000 | 1,292 | $1,316 | 01-05 |
| Oct 2025 | $1,360,000 | 1,066 | $1,276 | 11-15 |
| Aug 2025 | $1,760,000 | 1,292 | $1,363 | 06-10 |
| Aug 2025 | $1,365,000 | 1,066 | $1,281 | 06-10 |
| Jul 2025 | $1,100,000 | 1,044 | $1,054 | 01-05 |
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