District 10 · River Valley · CCR
The Grange
Grange Garden · Condominium · Freehold
Current PSF
$3,088
+36.7% vs district median
Gross yield
2.0%
median rent $10,850/mo
3-year gain
3.3%
Transactions · 5y
10
2 in last 12 months
Nearest MRT
Orchard Mrt Station · 437.683m
NSL,TEL
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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 758m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 758m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.6km
Food
Zion Riverside Food Centre · 785m
Green
Orchard Fountain Corner · 709m - 3 parks within 1km
Mall
Takashimaya Shopping Centre · 471m
Health
Mount Elizabeth Hospital (hospital) · 762m
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
Master Plan 2025510m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$2,683
2022
$2,832
+5.6%
2023
$3,155
+11.4%
2024
$2,588
-18%
2025
$2,800
+8.2%
2026
$3,259
+16.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $9,000/mo | $5.14 | 2.0% | 54 |
| 4BR | $12,000/mo | $5.33 | 2.1% | 92 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $7,438,000 | 2,282 | $3,259 | 11-15 |
| Sept 2025 | $5,150,000 | 1,765 | $2,917 | 06-10 |
| Jun 2025 | $6,080,000 | 2,293 | $2,652 | 16-20 |
| Apr 2025 | $5,000,000 | 1,765 | $2,832 | 16-20 |
| Nov 2024 | $4,970,000 | 2,077 | $2,392 | 21-25 |
| Feb 2024 | $6,380,000 | 2,293 | $2,783 | 06-10 |
| Jul 2023 | $7,200,000 | 2,282 | $3,155 | 11-15 |
| Jul 2022 | $5,000,000 | 1,765 | $2,832 | 16-20 |
| Oct 2021 | $11,900,000 | 4,424 | $2,690 | 16-20 |
| Jul 2021 | $4,650,000 | 1,744 | $2,667 | 06-10 |
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