District 09 · River Valley · CCR
The Morningside
Jalan Kuala · Apartment · Freehold
Current PSF
$2,157
-6.3% vs district median
Gross yield
2.4%
median rent $8,000/mo
3-year gain
9.5%
Transactions · 5y
9
2 in last 12 months
Nearest MRT
Somerset Mrt Station · 655.718m
NSL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential34 / 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
1%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 134m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 134m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 991m
Food
Zion Riverside Food Centre · 618m - 2 hawker centres within 1km
Green
Kim Seng Pk · 293m - 4 parks within 1km
Mall
Orchard Shopping Centre · 713m
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
Price trend average PSF by year
2021
$1,945
2022
$1,999
+2.8%
2023
$1,971
-1.4%
2025
$2,166
+9.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $7,600/mo | $4.34 | 2.4% | 99 |
| 4BR | $8,000/mo | $2.91 | 1.6% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $5,200,000 | 2,411 | $2,157 | 16-20 |
| Aug 2025 | $3,830,000 | 1,776 | $2,156 | 06-10 |
| Feb 2025 | $3,880,000 | 1,776 | $2,185 | 06-10 |
| Nov 2023 | $5,200,000 | 2,411 | $2,157 | 16-20 |
| Apr 2023 | $6,280,000 | 3,520 | $1,784 | 21-25 |
| Nov 2022 | $5,000,000 | 2,411 | $2,074 | 21-25 |
| Aug 2022 | $5,500,000 | 2,799 | $1,965 | 16-20 |
| Mar 2022 | $3,480,000 | 1,776 | $1,959 | 11-15 |
| Nov 2021 | $3,430,000 | 1,722 | $1,992 | 06-10 |
| May 2021 | $4,575,000 | 2,411 | $1,897 | 06-10 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around The Morningside actually sell for - this project trades at 2.7× the nearest block’s PSF.