District 09 · River Valley · CCR
The Botanic On Lloyd
Lloyd Road · Condominium · Freehold
Current PSF
$2,262
-1.8% vs district median
Gross yield
2.9%
median rent $11,125/mo
3-year gain
0.0%
Transactions · 5y
7
3 in last 12 months
Nearest MRT
Somerset Mrt Station · 412.459m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
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 470m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 470m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.1km
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 924m
Green
Penang Rd Os · 436m - 10 parks within 1km
Mall
Concorde Hotel And Shopping Mall · 539m
Health
Mount Elizabeth Hospital (hospital) · 1.1km
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%
Price trend average PSF by year
2021
$1,996
2022
$1,919
-3.9%
2024
$2,339
+21.9%
2025
$2,378
+1.7%
2026
$2,145
-9.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $9,000/mo | $5.81 | 3.1% | 39 |
| 4BR | $12,000/mo | $5.85 | 3.1% | 51 |
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $7,480,000 | 3,488 | $2,145 | 01-05 |
| Nov 2025 | $6,015,000 | 2,594 | $2,319 | 01-05 |
| Oct 2025 | $3,700,000 | 1,593 | $2,323 | 01-05 |
| Jan 2025 | $5,125,000 | 2,056 | $2,493 | 01-05 |
| Oct 2024 | $3,500,000 | 1,496 | $2,339 | 01-05 |
| Jan 2022 | $6,880,000 | 3,584 | $1,919 | 01-05 |
| Jul 2021 | $5,200,000 | 2,605 | $1,996 | 01-05 |
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