District 09 · River Valley · CCR
The Iveria
Kim Yam Road · Apartment · Freehold
Current PSF
$2,651
+15.1% vs district median
Gross yield
3.0%
median rent $6,200/mo
3-year gain
0.0%
Transactions · 5y
37
2 in last 12 months
Nearest MRT
Somerset Mrt Station · 557.799m
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
2%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 308m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 308m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 982m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 794m - 2 hawker centres within 1km
Green
Kim Seng Pk · 459m - 9 parks within 1km
Mall
Ue Shopping Mall · 573m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,602 psf (15 sales). At today’s $2,651 psf, they are up 2% on paper.
Price trend average PSF by year
2021
$2,602
2022
$2,549
-2%
2024
$2,745
+7.7%
2025
$2,641
-3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $6,250/mo | $6.58 | 3.0% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $2,388,000 | 904 | $2,641 | 01-05 |
| Aug 2025 | $2,520,000 | 947 | $2,660 | 01-05 |
| Jul 2025 | $2,400,000 | 915 | $2,623 | 06-10 |
| Aug 2024 | $2,570,000 | 947 | $2,713 | 06-10 |
| Feb 2024 | $2,630,000 | 947 | $2,777 | 16-20 |
| Aug 2022 | $2,454,000 | 915 | $2,682 | 11-15 |
| Jun 2022 | $2,384,000 | 915 | $2,606 | 06-10 |
| Jun 2022 | $2,334,000 | 915 | $2,551 | 01-05 |
| Apr 2022 | $2,402,000 | 947 | $2,536 | 01-05 |
| Apr 2022 | $2,256,000 | 904 | $2,495 | 01-05 |
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