District 09 · River Valley · CCR
Yong An Park
River Valley Road · Condominium · Freehold
Current PSF
$2,356
+2.3% vs district median
Gross yield
2.3%
median rent $9,000/mo
3-year gain
-3.1%
Transactions · 5y
26
3 in last 12 months
Nearest MRT
Havelock Mrt Station · 654.555m
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
-2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 171m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 171m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 928m
Food
Zion Riverside Food Centre · 439m - 3 hawker centres within 1km
Green
Kim Seng Pk · 203m - 4 parks within 1km
Mall
Concorde Shopping Centre · 619m
Health
Mount Elizabeth Hospital (hospital) · 1.2km
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
$2,001
2022
$2,198
+9.8%
2023
$2,238
+1.8%
2024
$2,393
+6.9%
2025
$2,334
-2.5%
2026
$2,168
-7.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,300/mo | $4.10 | 2.1% | 25 |
| 2BR | $4,200/mo | $4.00 | 2.0% | 43 |
| 3BR | $8,350/mo | $4.28 | 2.2% | 118 |
| 4BR | $13,100/mo | $4.60 | 2.3% | 120 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $7,000,000 | 3,229 | $2,168 | 06-10 |
| Nov 2025 | $2,300,000 | 1,023 | $2,249 | 01-05 |
| Sept 2025 | $9,100,000 | 3,434 | $2,650 | 11-15 |
| May 2025 | $7,000,000 | 3,111 | $2,250 | 11-15 |
| Mar 2025 | $7,280,000 | 3,111 | $2,340 | 21-25 |
| Feb 2025 | $15,000,000 | 6,878 | $2,181 | 21-25 |
| Aug 2024 | $8,600,000 | 3,434 | $2,505 | 11-15 |
| Jun 2024 | $6,900,000 | 3,111 | $2,218 | 16-20 |
| Apr 2024 | $8,480,000 | 3,434 | $2,470 | 11-15 |
| Feb 2024 | $4,200,000 | 1,765 | $2,379 | 06-10 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Yong An Park actually sell for - this project trades at 3.0× the nearest block’s PSF.