RIVER VALLEY COURT is a 68-year balance leasehold development along RIVER VALLEY ROAD in District 9 (Orchard / River Valley), part of the CCR segment of Singapore's private residential market. The project comprises 18 units and is TOP 1995.
This profile draws on 0 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for RIVER VALLEY COURT is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 0 sales and 17 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVER VALLEY COURT dashboard.
- · CCR · D9 · 18 units
About RIVER VALLEY COURT
RIVER VALLEY COURT is a condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by CARRUTHA PTE LTD, comprising 18 residential units, completed in 1995.
With approximately 68 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
RIVER VALLEY COURT has recorded 17 rental transactions with monthly rents averaging $3,803/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 11 | $3,600/mo | $2,500/mo | $4,600/mo |
| 3 BR | 6 | $4,175/mo | $2,850/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,400/mo |
| 2022 | 5 | $3,350/mo |
| 2023 | 2 | $4,300/mo |
| 2024 | 3 | $4,017/mo |
| 2025 | 5 | $4,150/mo |
| 2026 | 1 | $3,100/mo |
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Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows RIVER VALLEY COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RIVER VALLEY COURT
- Great World MRT
- Tiong Bahru MRT
- Havelock MRT
- Orchard Boulevard MRT
- Orchard MRT
- Gan Eng Seng Primary School
- Gan Eng Seng School
- Kheng Cheng School
Nearby MRT Stations
RIVER VALLEY COURT is 790m from Great World MRT (Thomson-East Coast Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 790m |
| Tiong Bahru | EW17 | East-West Line | 880m |
| Havelock | TE16 | Thomson-East Coast Line | 930m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.1 km |
| Orchard | NS22 | North-South Line | 1.3 km |
| Redhill | EW18 | East-West Line | 1.3 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.3 km |
| Somerset | NS23 | North-South Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of RIVER VALLEY COURT, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 530m |
| Gan Eng Seng School | Secondary | 570m |
| Kheng Cheng School | Primary | 820m |
| River Valley Primary School | Primary | 900m |
| CHIJ (Kellock) | Primary | 1.0 km |
| Henderson Secondary School | Secondary | 1.0 km |
| Tanglin Secondary School | Secondary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Bukit Merah Secondary School | Secondary | 1.5 km |
| Outram Secondary School | Secondary | 1.5 km |
| Methodist Girls' School | Secondary | 1.8 km |
Walking-distance MRT. Great World is about 0.79km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 18 units, RIVER VALLEY COURT keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Gan Eng Seng Primary School sits about 0.53km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 68 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: RIVER VALLEY COURT benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for RIVER VALLEY COURT?
What is the rental yield for RIVER VALLEY COURT?
Is RIVER VALLEY COURT freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 17 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for RIVER VALLEY COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,930 condo transactions recorded in District 9 over the last 12 months, 62% new sale, 37% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
2 active Government Land Sales sites in District 9 could add roughly 640 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Zion Road (Parcel A) | — | ~440 | Confirmed | Awarded |
| Zion Road (Parcel B) | — | ~200 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing RIVER VALLEY COURT against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (220m away)
- Queenstown — 4-room average $1,002,705 (1.3 km away)
- Central Area — 4-room average $1,088,814 (1.4 km away)