RV POINT is a 87-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 36 units and is TOP 2014.
This profile draws on 9 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 12 years from TOP, RV POINT 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 RV POINT 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 9 sales and 120 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RV POINT dashboard.
- Average sale price: $884,666 across 9 transactions
- Estimated gross rental yield: 4.2%
- District 9 PSF ranking: Mid-range (top 59%)
- 999 yrs lease commencing from 1841 · CCR · D9 · 36 units
About RV POINT
RV POINT is a 999 yrs lease commencing from 1841 condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by GALAXY LAND PTE LTD, comprising 36 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
RV POINT has recorded 9 sale transactions with an average transaction price of $884,666, ranging from $758,998 to $1,040,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $2,131 psf | $822,500 | — |
| 2022 | 3 | $2,066 psf | $956,000 | ↓ 3.1% |
| 2024 | 3 | $2,041 psf | $852,999 | ↓ 1.2% |
| 2025 | 1 | $1,923 psf | $890,000 | ↓ 5.8% |
RV POINT ranks in the top 59% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, RV POINT trades 16% below the segment benchmark.
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Rental Market Overview
RV POINT has recorded 120 rental transactions with monthly rents averaging $3,080/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 120 | $3,080/mo | $2,100/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $2,404/mo |
| 2022 | 21 | $2,920/mo |
| 2023 | 23 | $3,398/mo |
| 2024 | 20 | $3,250/mo |
| 2025 | 27 | $3,276/mo |
| 2026 | 8 | $3,275/mo |
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Investment Analysis
Based on average rents and sale prices, RV POINT delivers an estimated gross rental yield of 4.2%. This places it among the higher-yielding condos in Singapore.
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 POINT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RV POINT
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Clarke Quay MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
RV POINT is 270m from Fort Canning MRT (Downtown Line), with 16 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 270m |
| Dhoby Ghaut | NS24 | North-South Line | 670m |
| Dhoby Ghaut | NE6 | North-East Line | 670m |
| Dhoby Ghaut | CC1 | Circle Line | 670m |
| Clarke Quay | NE5 | North-East Line | 760m |
| Somerset | NS23 | North-South Line | 850m |
| Great World | TE15 | Thomson-East Coast Line | 920m |
| Bencoolen | DT21 | Downtown Line | 990m |
Nearby Schools
There are 12 schools within 2 km of RV POINT, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 320m |
| Kheng Cheng School | Primary | 880m |
| Singapore Management University | Tertiary | 910m |
| School of the Arts | Jc | 1.2 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.2 km |
| ACS (Junior) | Primary | 1.2 km |
| Outram Secondary School | Secondary | 1.3 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
| Gan Eng Seng School | Secondary | 1.8 km |
| Gan Eng Seng Primary School | Primary | 1.9 km |
| St. Anthony's Primary School | Primary | 1.9 km |
| Cantonment Primary School | Primary | 2.0 km |
Adequate lease horizon. Around 87 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. Fort Canning sits about 0.27km 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 36 units, RV POINT 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. Fairfield Methodist School (Primary) sits about 0.32km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 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.
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 POINT 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. 9 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 POINT?
What is the rental yield for RV POINT?
Is RV POINT freehold or leasehold?
How far is the nearest MRT from RV POINT?
What is the tenure of RV POINT?
How does RV POINT compare to other projects in the district?
What stamp duty applies for a foreign buyer of RV POINT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 120 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 POINT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.