District 09 · River Valley · CCR
Starlight Suites
River Valley Close · Apartment · Freehold
Current PSF
$2,042
-11.3% vs district median
Gross yield
3.6%
median rent $4,800/mo
3-year gain
2.4%
Transactions · 5y
32
3 in last 12 months
Nearest MRT
Havelock Mrt Station · 696.068m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential36 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-1.0%
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 149m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 149m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 797m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 675m - 2 hawker centres within 1km
Green
Kim Seng Pk · 246m - 6 parks within 1km
Mall
Concorde Shopping Centre · 634m
Health
Mount Elizabeth Hospital (hospital) · 1.3km
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
Price trend average PSF by year
2021
$1,860
2022
$1,932
+3.9%
2023
$1,975
+2.2%
2024
$2,172
+10%
2025
$2,089
-3.8%
2026
$2,023
-3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,300/mo | $5.73 | 3.4% | 181 |
| 2BR | $5,800/mo | $5.52 | 3.2% | 31 |
| 3BR | $8,500/mo | $4.59 | 2.7% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,720,000 | 850 | $2,023 | 16-20 |
| Oct 2025 | $1,640,000 | 850 | $1,929 | 11-15 |
| Aug 2025 | $1,218,000 | 560 | $2,176 | 16-20 |
| Jul 2025 | $1,680,000 | 850 | $1,976 | 11-15 |
| Jun 2025 | $3,925,000 | 1,862 | $2,108 | 26-30 |
| Mar 2025 | $4,020,000 | 1,862 | $2,159 | 21-25 |
| Jan 2025 | $2,353,000 | 1,076 | $2,186 | 06-10 |
| Oct 2024 | $1,680,000 | 775 | $2,168 | 16-20 |
| Sept 2024 | $2,393,000 | 1,076 | $2,223 | 31-35 |
| Jul 2024 | $1,628,000 | 775 | $2,101 | 21-25 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Starlight Suites actually sell for - this project trades at 2.6× the nearest block’s PSF.