District 09 · River Valley · CCR
Vivace
Tong Watt Road · Apartment · 999 yrs lease commencing from 1841
Current PSF
$2,068
-10.2% vs district median
Gross yield
4.4%
median rent $3,400/mo
3-year gain
-5.3%
Transactions · 5y
15
2 in last 12 months
Nearest MRT
Fort Canning Mrt Station · 402.108m
DTL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential61 / 100
185 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+0.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 539m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 539m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 815m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 528m - 2 hawker centres within 1km
Green
Jubilee Park (Fcp) · 467m - 12 parks within 1km
Mall
Ue Shopping Mall · 258m
Health
Mount Elizabeth Hospital (hospital) · 1.5km
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
$2,036
2022
$2,052
+0.8%
2023
$2,184
+6.4%
2024
$2,144
-1.8%
2025
$2,009
-6.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $9.14 | 5.3% | 184 |
| 2BR | $3,900/mo | $6.00 | 3.5% | 85 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $895,000 | 452 | $1,980 | 06-10 |
| Oct 2025 | $1,230,000 | 570 | $2,156 | 06-10 |
| Jul 2025 | $860,000 | 452 | $1,902 | 01-05 |
| May 2025 | $878,000 | 398 | $2,205 | 06-10 |
| Mar 2025 | $888,888 | 398 | $2,232 | 01-05 |
| Jan 2025 | $1,275,000 | 807 | $1,579 | 01-05 |
| Dec 2024 | $858,000 | 398 | $2,154 | 01-05 |
| Aug 2024 | $1,350,000 | 635 | $2,126 | 06-10 |
| Mar 2024 | $902,888 | 420 | $2,151 | 01-05 |
| Feb 2023 | $870,000 | 398 | $2,184 | 06-10 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Vivace actually sell for - this project trades at 3.7× the nearest block’s PSF.