District 10 · River Valley · CCR
Tomlinson Heights
Tomlinson Road · Condominium · Freehold
Current PSF
$3,824
+69.3% vs district median
Gross yield
2.3%
median rent $21,000/mo
3-year gain
-3.8%
Transactions · 5y
15
4 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 366.095m
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
Secondary
Queenstown Secondary School · 1.9km
Food
Zion Riverside Food Centre · 1.3km
Green
Camp Road Interim Park · 923m
Mall
Forum The Shopping Mall · 399m
Health
Gleneagles Hospital (hospital) · 957m
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%
Master Plan 2025596m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$3,352
2022
$3,821
+14%
2023
$3,825
+0.1%
2024
$3,006
-21.4%
2025
$3,968
+32%
2026
$3,680
-7.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $19,000/mo | $6.91 | 2.2% | 33 |
| 5BR | $30,000/mo | - | - | 33 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $9,600,000 | 2,745 | $3,498 | 01-05 |
| Apr 2026 | $10,600,000 | 2,745 | $3,862 | 16-20 |
| Nov 2025 | $10,880,000 | 2,745 | $3,964 | 31-35 |
| Aug 2025 | $10,900,000 | 2,745 | $3,971 | 31-35 |
| Nov 2024 | $8,250,000 | 2,745 | $3,006 | 16-20 |
| Jan 2023 | $10,500,000 | 2,745 | $3,825 | 11-15 |
| Dec 2022 | $10,900,000 | 2,745 | $3,971 | 26-30 |
| Aug 2022 | $23,000,000 | 4,951 | $4,645 | 36-40 |
| Aug 2022 | $10,250,000 | 2,745 | $3,734 | 26-30 |
| Jun 2022 | $10,288,000 | 2,745 | $3,748 | 31-35 |
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