District 09 · River Valley · CCR
Twentyone Angullia Park
Angullia Park · Condominium · Freehold
Current PSF
$3,460
+50.3% vs district median
Gross yield
2.7%
median rent $18,250/mo
3-year gain
0.0%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Orchard Mrt Station · 157.191m
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
3%
PSF dispersion within project
The neighbourhood
Food
Zion Riverside Food Centre · 1.3km
Green
Orchard Fountain Corner · 878m
Mall
Far East Shopping Centre · 192m
Health
Mount Elizabeth Hospital (hospital) · 620m
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 2025242m from Paterson / Orchard - ~1,000 new homes announced
Price trend average PSF by year
2021
$3,850
2022
$3,905
+1.4%
2025
$3,299
-15.5%
2026
$3,460
+4.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $8,500/mo | $7.39 | 2.6% | 6 |
| 3BR | $17,500/mo | $7.78 | 2.7% | 19 |
| 4BR | $20,000/mo | $7.27 | 2.5% | 21 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $10,800,000 | 3,122 | $3,460 | 01-05 |
| Jun 2025 | $6,250,000 | 1,894 | $3,299 | 01-05 |
| Apr 2022 | $7,452,000 | 2,260 | $3,297 | 06-10 |
| Mar 2022 | $10,200,000 | 2,260 | $4,512 | 21-25 |
| Dec 2021 | $10,138,000 | 2,260 | $4,485 | 31-35 |
| May 2021 | $8,544,463 | 2,260 | $3,780 | 26-30 |
| Apr 2021 | $11,600,000 | 3,122 | $3,716 | 26-30 |
| Apr 2021 | $11,488,960 | 3,122 | $3,681 | 26-30 |
| Apr 2021 | $8,308,000 | 2,314 | $3,590 | 21-25 |
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