RIVERDALE RESIDENCE is a 76-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 37 units and is TOP 2003.
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.
At roughly 23 years from TOP, RIVERDALE RESIDENCE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 9 (Orchard / River Valley), the immediate context for RIVERDALE RESIDENCE 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 67 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RIVERDALE RESIDENCE dashboard.
- · CCR · D9 · 37 units
About RIVERDALE RESIDENCE
RIVERDALE RESIDENCE is a condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by ASCOTT INTERNATIONAL, comprising 37 residential units, completed in 2003.
With approximately 76 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
RIVERDALE RESIDENCE has recorded 67 rental transactions with monthly rents averaging $4,756/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 47 | $4,546/mo | $3,300/mo | $5,700/mo |
| 3 BR | 20 | $5,250/mo | $3,700/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $3,529/mo |
| 2022 | 7 | $3,986/mo |
| 2023 | 10 | $5,495/mo |
| 2024 | 7 | $5,000/mo |
| 2025 | 19 | $5,368/mo |
| 2026 | 7 | $5,543/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 RIVERDALE RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RIVERDALE RESIDENCE
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Havelock MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
RIVERDALE RESIDENCE is 180m from Great World MRT (Thomson-East Coast Line), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 180m |
| Somerset | NS23 | North-South Line | 600m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 810m |
| Havelock | TE16 | Thomson-East Coast Line | 890m |
| Orchard | NS22 | North-South Line | 900m |
| Orchard | TE14 | Thomson-East Coast Line | 900m |
| Fort Canning | DT20 | Downtown Line | 1.1 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.2 km |
Nearby Schools
There are 18 schools within 2 km of RIVERDALE RESIDENCE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 200m |
| Fairfield Methodist School (Primary) | Primary | 600m |
| ACS (Junior) | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.3 km |
| Gan Eng Seng Primary School | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| Outram Secondary School | Secondary | 1.5 km |
| Chatsworth International School (Orchard) | International | 1.5 km |
| ISS International School (Paterson) | International | 1.7 km |
| Singapore Management University | Tertiary | 1.7 km |
| ISS International School (Preston) | International | 1.7 km |
| Tanglin Secondary School | Secondary | 1.8 km |
Adequate lease horizon. Around 76 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Great World sits about 0.18km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 37 units, RIVERDALE RESIDENCE 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. Kheng Cheng School sits about 0.20km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
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: RIVERDALE RESIDENCE 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 RIVERDALE RESIDENCE?
What is the rental yield for RIVERDALE RESIDENCE?
Is RIVERDALE RESIDENCE 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: 67 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 RIVERDALE RESIDENCE
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 RIVERDALE RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (730m away)
- Central Area — 4-room average $1,088,814 (1.1 km away)