District 09 · River Valley · CCR
The Avenir
River Valley Close · Condominium · Freehold
Current PSF
$3,540
+53.7% vs district median
Gross yield
2.8%
median rent $6,250/mo
3-year gain
11.7%
Transactions · 5y
293
4 in last 12 months
Nearest MRT
Somerset Mrt Station · 677.309m
NSL
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
+5.3%
latest 2 qtrs vs year ago
Sub-sales
50.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 88m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 88m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 912m
Food
Zion Riverside Food Centre · 656m - 2 hawker centres within 1km
Green
Kim Seng Pk · 260m - 5 parks within 1km
Mall
Concorde Shopping Centre · 699m
Health
Mount Elizabeth Hospital (hospital) · 1.2km
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
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
376 / 376
100% taken up · 26 '04
Median price
$0k
$0k–$0k band
Unit sizes sold
1141 sqft
527–2411 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
527–841
103
841–1155
61
1155–1469
0
1469–1783
56
1783–2097
53
2097–2411
22
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $3,152 psf (122 sales). At today’s $3,540 psf, they are up 12% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $3,553 psf - 13% above units on floors 1–5 ($3,150 psf).
Price trend average PSF by year
2021
$3,152
2022
$3,213
+1.9%
2023
$3,160
-1.6%
2024
$3,356
+6.2%
2025
$3,450
+2.8%
2026
$3,531
+2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,450/mo | $8.09 | 2.7% | 57 |
| 2BR | $6,350/mo | $7.47 | 2.5% | 44 |
| 3BR | $11,000/mo | $7.10 | 2.4% | 58 |
| 4BR | $18,000/mo | $8.78 | 3.0% | 33 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,028,888 | 1,141 | $3,531 | 11-15 |
| Nov 2025 | $5,030,000 | 1,528 | $3,291 | 16-20 |
| Oct 2025 | $7,155,000 | 2,056 | $3,480 | 11-15 |
| Aug 2025 | $9,300,000 | 2,411 | $3,857 | 26-30 |
| Jul 2025 | $6,900,000 | 2,411 | $2,862 | 11-15 |
| Apr 2025 | $2,886,000 | 807 | $3,575 | 26-30 |
| Mar 2025 | $9,016,000 | 2,411 | $3,739 | 36-40 |
| Mar 2025 | $2,990,000 | 829 | $3,608 | 31-35 |
| Mar 2025 | $2,976,000 | 829 | $3,591 | 31-35 |
| Mar 2025 | $2,936,000 | 829 | $3,542 | 26-30 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around The Avenir actually sell for - this project trades at 4.5× the nearest block’s PSF.