RV ALTITUDE is a freehold 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 140 units and is TOP 2021.
This profile draws on 26 recorded transactions from URA REALIS 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 5 years from TOP, RV ALTITUDE is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 9 (Orchard / River Valley), the immediate context for RV ALTITUDE 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 26 sales and 222 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RV ALTITUDE dashboard.
- Average sale price: $1,612,919 across 26 transactions
- Estimated gross rental yield: 3.3%
- District 9 PSF ranking: Premium tier (top 16%)
- Freehold tenure · CCR · D9 · 140 units
About RV ALTITUDE
RV ALTITUDE is a freehold condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 140 residential units, completed in 2021.
As a freehold property, RV ALTITUDE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at RV ALTITUDE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $2,885 psf | $1,273,333 |
| 1 BR | 23 | $2,716 psf | $1,657,213 |
Sales Market Overview
RV ALTITUDE has recorded 26 sale transactions with an average transaction price of $1,612,919, ranging from $1,210,000 to $1,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $2,674 psf | $1,623,133 | — |
| 2024 | 4 | $2,877 psf | $1,650,000 | ↑ 7.6% |
| 2025 | 5 | $2,797 psf | $1,604,000 | ↓ 2.8% |
| 2026 | 2 | $2,756 psf | $1,484,444 | ↓ 1.5% |
RV ALTITUDE ranks in the top 16% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, RV ALTITUDE trades 11.8% above the segment benchmark.
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Rental Market Overview
RV ALTITUDE has recorded 222 rental transactions with monthly rents averaging $4,405/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 60 | $4,481/mo | $3,550/mo | $5,620/mo |
| 2 BR | 162 | $4,377/mo | $3,400/mo | $5,446/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 52 | $4,481/mo |
| 2024 | 72 | $4,406/mo |
| 2025 | 80 | $4,332/mo |
| 2026 | 18 | $4,514/mo |
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Investment Analysis
Based on average rents and sale prices, RV ALTITUDE delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 | $2,728 psf | 580 |
| 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 | $2,511 psf | 251 |
Location Map
Map shows RV ALTITUDE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RV ALTITUDE
- Great World MRT
- Somerset MRT
- Orchard Boulevard MRT
- Havelock MRT
- Orchard MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- ACS (Junior)
Nearby MRT Stations
RV ALTITUDE is 170m 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 | 170m |
| Somerset | NS23 | North-South Line | 600m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 850m |
| Havelock | TE16 | Thomson-East Coast Line | 870m |
| Orchard | NS22 | North-South Line | 950m |
| Orchard | TE14 | Thomson-East Coast Line | 950m |
| Fort Canning | DT20 | Downtown Line | 1.1 km |
| Dhoby Ghaut | NS24 | North-South Line | 1.2 km |
Nearby Schools
There are 17 schools within 2 km of RV ALTITUDE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 190m |
| Fairfield Methodist School (Primary) | Primary | 560m |
| 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 | 1.4 km |
| Outram Secondary School | Secondary | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.5 km |
| Singapore Management University | Tertiary | 1.6 km |
| ISS International School (Paterson) | International | 1.7 km |
| ISS International School (Preston) | International | 1.7 km |
| Tanglin Secondary School | Secondary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Great World sits about 0.17km 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.
School-belt proximity. Kheng Cheng School sits about 0.19km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: RV ALTITUDE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 26 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 RV ALTITUDE?
What is the rental yield for RV ALTITUDE?
Is RV ALTITUDE freehold or leasehold?
How far is the nearest MRT from RV ALTITUDE?
What is the tenure of RV ALTITUDE?
How does RV ALTITUDE compare to other projects in the district?
What stamp duty applies for a foreign buyer of RV ALTITUDE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 26 transactions analysed
- Rental data: 222 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 RV ALTITUDE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.