District 09 · Singapore River · CCR
Tiara
Kim Seng Walk · Condominium · Freehold
Current PSF
$2,513
+9.1% vs district median
Gross yield
2.5%
median rent $6,500/mo
3-year gain
10.4%
Transactions · 5y
23
10 in last 12 months
Nearest MRT
Havelock Mrt Station · 784.508m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
-
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+7.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 569m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 569m · Alexandra Primary School 851m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.2km
Food
Zion Riverside Food Centre · 321m - 3 hawker centres within 1km
Green
Ganges Ave Os · 508m - 2 parks within 1km
Mall
Valley Point Shopping Centre · 515m
Health
Mount Elizabeth Hospital (hospital) · 1.2km
Who lives in Singapore River
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
3,260
Median age
41 yrs
48% under 40 · getting older
Children 0–9
470
▲ 27% since 2015 · future P1 demand
Homes
0% HDB
95% condo · 0% landed
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,438 psf - 1% below units on floors 1–5 ($2,475 psf).
Price trend average PSF by year
2021
$2,062
2022
$2,079
+0.8%
2023
$2,288
+10.1%
2024
$2,314
+1.1%
2025
$2,483
+7.3%
2026
$2,525
+1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,500/mo | $5.29 | 2.5% | 105 |
| 3BR | $6,300/mo | $4.67 | 2.2% | 226 |
| 4BR | $6,500/mo | $4.19 | 2.0% | 32 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $3,880,000 | 1,507 | $2,575 | 21-25 |
| Mar 2026 | $3,760,000 | 1,507 | $2,495 | 21-25 |
| Feb 2026 | $3,260,000 | 1,302 | $2,503 | 11-15 |
| Jan 2026 | $3,288,000 | 1,302 | $2,525 | 26-30 |
| Dec 2025 | $2,211,000 | 893 | $2,475 | 01-05 |
| Nov 2025 | $3,888,000 | 1,507 | $2,580 | 31-35 |
| Nov 2025 | $2,250,000 | 893 | $2,518 | 06-10 |
| Oct 2025 | $3,250,000 | 1,302 | $2,495 | 01-05 |
| Oct 2025 | $2,300,000 | 893 | $2,574 | 16-20 |
| Aug 2025 | $3,600,000 | 1,507 | $2,389 | 16-20 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Tiara actually sell for - this project trades at 3.2× the nearest block’s PSF.