District 09 · River Valley · CCR
The Lumos
Leonie Hill · Apartment · Freehold
Current PSF
$0
-100.0% vs district median
Gross yield
-
median rent $8,250/mo
3-year gain
0.0%
Transactions · 5y
11
0 in last 12 months
Nearest MRT
Orchard Mrt Station · 482.815m
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
-
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 696m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 696m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.5km
Food
Zion Riverside Food Centre · 750m
Green
Orchard Fountain Corner · 678m - 3 parks within 1km
Mall
Takashimaya Shopping Centre · 466m
Health
Mount Elizabeth Hospital (hospital) · 770m
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 2025546m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$2,377
2022
$2,298
-3.3%
2024
$2,571
+11.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,200/mo | $6.46 | - | 6 |
| 2BR | $5,000/mo | $4.35 | - | 7 |
| 3BR | $8,000/mo | $4.57 | - | 25 |
| 4BR | $9,000/mo | $3.67 | - | 19 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2024 | $9,039,360 | 3,229 | $2,799 | 31-35 |
| Apr 2024 | $5,700,000 | 2,433 | $2,343 | 06-10 |
| Aug 2022 | $5,737,875 | 2,433 | $2,359 | 06-10 |
| Aug 2022 | $4,050,000 | 1,755 | $2,308 | 01-05 |
| Aug 2022 | $1,738,000 | 700 | $2,484 | 06-10 |
| May 2022 | $12,500,000 | 5,931 | $2,108 | 31-35 |
| Mar 2022 | $3,911,420 | 1,755 | $2,229 | 01-05 |
| Dec 2021 | $5,650,000 | 2,433 | $2,323 | 06-10 |
| Dec 2021 | $5,600,000 | 2,433 | $2,302 | 01-05 |
| Dec 2021 | $4,150,000 | 1,755 | $2,365 | 06-10 |
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