RV Residences stands at the confluence of two of Singapore's most enduring property virtues: a 999-year leasehold tenure dating from 1877 and a prime District 10 address along River Valley Grove, one of the CCR's most storied residential corridors. Completed in 2015 by Asiawide Industrial and comprising 248 units across two towers, the development occupies a pocket of Orchard fringe real estate that has historically commanded a tenure premium over neighbouring 99-year projects. For buyers who believe that land scarcity in Singapore makes near-permanent ownership a structurally sound hedge, RV Residences offers a rare proposition: CCR luxury combined with a title structure that effectively eliminates lease-decay risk across multiple generations. With Great World MRT (Thomson–East Coast Line) a short walk away and the Singapore River waterfront minutes by foot, the project sits in the sweet spot between the bustle of Orchard Road and the leafy calm of Holland Village — a balance that continues to attract both owner-occupiers and yield-focused investors.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
River Valley has long occupied a distinctive tier in Singapore's CCR hierarchy. Unlike the Orchard Road corridor, which skews toward hotel-suite apartments and investor-held units, River Valley Grove and its immediate environs attract a higher proportion of genuine owner-occupiers — diplomats, finance professionals, and long-term expatriate families who value proximity to both the Central Business District and the lifestyle amenities of Robertson Quay and Great World City. The District 10 market encompasses Orchard, Holland, and Bukit Timah, and has historically recorded some of Singapore's highest per-square-foot medians. Within this district, however, 999-year and freehold titles remain scarce; the majority of post-2000 residential supply was launched on 99-year leases, making legacy-tenure sites like RV Residences a genuinely differentiated asset class.
The Urban Redevelopment Authority's transaction data shows that District 10 non-landed residential properties transacted at a significant premium to the Outside Central Region throughout the 2020–2025 cycle, with the gap widening after the 2023 Additional Buyer's Stamp Duty hike compressed demand across all segments but disproportionately affected mass-market 99-year stock. Near-permanent tenure assets in the CCR, by contrast, demonstrated resilience because their buyer pool — predominantly Singaporean citizens and permanent residents accumulating a multi-generational wealth vehicle — was less deterred by ABSD. RV Residences' 83 recorded transactions reflect steady secondary-market turnover consistent with a project where a meaningful share of units are held as long-term family assets rather than flipped for quick gain.
We track 82 sales and 485 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the RV RESIDENCES dashboard.
- Average sale price: $1,641,046 across 82 transactions
- Estimated gross rental yield: 3.1%
- District 10 PSF ranking: Above average (top 39%)
- 999 yrs lease commencing from 1877 · CCR · D10 · 248 units
About RV RESIDENCES
RV RESIDENCES is a 999 yrs lease commencing from 1877 condominium, located at RIVER VALLEY ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by ASIAWIDE RESOURCES PTE LTD, comprising 248 residential units, completed in 2015.
With approximately 88 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at RV RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 24 | $2,233 psf | $984,250 |
| 1 BR | 28 | $2,324 psf | $1,594,028 |
| 2 BR | 15 | $2,245 psf | $1,938,067 |
| 3 BR | 15 | $2,121 psf | $2,482,667 |
Sales Market Overview
RV RESIDENCES has recorded 82 sale transactions with an average transaction price of $1,641,046, ranging from $850,000 to $2,930,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 16 | $2,145 psf | $1,675,250 | — |
| 2022 | 19 | $2,172 psf | $1,554,842 | ↑ 1.2% |
| 2023 | 12 | $2,225 psf | $1,796,667 | ↑ 2.4% |
| 2024 | 16 | $2,330 psf | $1,675,500 | ↑ 4.7% |
| 2025 | 16 | $2,352 psf | $1,571,243 | ↑ 0.9% |
| 2026 | 3 | $2,328 psf | $1,570,629 | ↓ 1.0% |
RV RESIDENCES ranks in the top 39% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, RV RESIDENCES trades 8.2% below the segment benchmark.
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Rental Market Overview
RV RESIDENCES has recorded 485 rental transactions with monthly rents averaging $4,171/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 174 | $3,186/mo | $2,110/mo | $4,200/mo |
| 2 BR | 198 | $4,231/mo | $2,600/mo | $6,200/mo |
| 3 BR | 104 | $5,496/mo | $3,700/mo | $7,100/mo |
| 4 BR | 7 | $6,650/mo | $5,200/mo | $7,800/mo |
| 5+ BR | 2 | $6,300/mo | $6,300/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 91 | $3,294/mo |
| 2022 | 107 | $3,973/mo |
| 2023 | 75 | $4,674/mo |
| 2024 | 97 | $4,392/mo |
| 2025 | 90 | $4,503/mo |
| 2026 | 25 | $4,644/mo |
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Investment Analysis
Based on average rents and sale prices, RV RESIDENCES delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows RV RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- RV RESIDENCES
- Great World MRT
- Havelock MRT
- Tiong Bahru MRT
- Orchard Boulevard MRT
- Orchard MRT
- Gan Eng Seng Primary School
- Gan Eng Seng School
- Kheng Cheng School
Nearby MRT Stations
RV RESIDENCES is 640m 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 | 640m |
| Havelock | TE16 | Thomson-East Coast Line | 830m |
| Tiong Bahru | EW17 | East-West Line | 910m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.0 km |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
| Somerset | NS23 | North-South Line | 1.3 km |
| Redhill | EW18 | East-West Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of RV RESIDENCES, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 610m |
| Gan Eng Seng School | Secondary | 630m |
| Kheng Cheng School | Primary | 660m |
| River Valley Primary School | Primary | 1.1 km |
| Henderson Secondary School | Secondary | 1.1 km |
| CHIJ (Kellock) | Primary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.2 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Outram Secondary School | Secondary | 1.4 km |
| Bukit Merah Secondary School | Secondary | 1.6 km |
| St. Anthony's Primary School | Primary | 1.7 km |
999-Year Tenure — Effectively Permanent Ownership. The 999-year leasehold granted in 1877 means the title expires in 2876. No realistic investment horizon — personal, familial, or institutional — will be affected by lease decay. Unlike 99-year leasehold condominiums where buyers and financial institutions begin discounting value once remaining tenure falls below roughly 60 years, a 999-year title carries no such structural depreciation risk. For CPF usage, bank financing, and eventual resale, it behaves identically to freehold. This tenure advantage is a genuine, persistent pricing moat in a land-scarce city-state where the government does not release new freehold or 999-year residential sites through Government Land Sales.
Great World MRT Connectivity. The completion of the Thomson–East Coast Line has transformed River Valley's transit profile. Great World station (TE15) sits approximately five minutes' walk from the development, giving residents direct rail access to Orchard (one stop), Stevens interchange (two stops), and Marina Bay (five stops). The TEL's downtown alignment means RV Residences owners can reach the CBD's core office towers at Marina Bay Financial Centre without a bus transfer — a meaningful quality-of-life upgrade over the pre-TEL era when River Valley relied heavily on buses along River Valley Road.
Singapore River Lifestyle Precinct. Robertson Quay's restaurant, bar, and co-working ecosystem is within a ten-minute walk, as is the Clarke Quay entertainment strip and the Fort Canning Park hill. The Great World City mall, directly above Great World MRT, provides a comprehensive retail and supermarket offering. This concentration of lifestyle amenity in a single walkable radius is a rental driver: expatriate tenants consistently cite River Valley as a preferred address precisely because it allows car-free living without sacrificing access to leisure, work, or schools.
CCR Rental Demand Depth. River Valley commands sustained expatriate rental demand anchored by proximity to the CBD and to the international schools cluster along Bukit Timah Road. The typical RV Residences unit configuration — one- to three-bedroom — aligns with the housing profiles of finance, legal, and technology sector assignees, whose tenancy budgets are supported by corporate housing allowances. This structural demand provides a rental income floor that is less cyclical than mass-market RCR/OCR projects where demand tracks more closely with headcount in price-sensitive sectors.
District 10 Capital Appreciation Track Record. Historical URA caveats show that District 10 freehold and 999-year non-landed properties have compounded at a higher annualised rate than the national resale composite over multi-decade windows, driven by land scarcity and the consistent preference of high-net-worth Singaporeans for CCR addresses as wealth stores. The property comparison tool allows side-by-side stacking of RV Residences against neighbouring 99-year projects to quantify the effective tenure premium in current transacted PSF terms.
Premium Entry Price. The 999-year and CCR premiums are already priced in. RV Residences transacts at a material PSF premium over 99-year leasehold equivalents in the same postcode, which compresses initial gross yields. Buyers expecting a yield above 3% in the current rate environment may find the entry quantum challenging; the project is better evaluated as a long-duration capital appreciation and wealth-preservation vehicle than as a pure income play.
Project Age and Upcoming Maintenance. Completed in 2015, RV Residences is now approximately a decade old. While well-maintained, buyers should factor in the likelihood of a special levy or sinking fund call in the medium term as the development approaches its first major cyclical maintenance round — typically lifts, roof waterproofing, and pool systems. Buyers should review the current Management Corporation Strata Title accounts and the 10-year maintenance plan before committing.
ABSD Exposure for Additional Property Purchases. The 2023 ABSD revision to 60% for foreigners and 20% for Singapore citizens buying a second residential property significantly affects demand composition. Buyers acquiring RV Residences as a second or subsequent property carry substantial ABSD costs that are not recoverable through rental yield in the short-to-medium term. Prospective buyers should model the stamp duty calculator and full total cost of ownership before proceeding.
Interest Rate and Financing Environment. With the Singapore Overnight Rate Average remaining elevated relative to the post-GFC decade, mortgage servicing costs are higher than many buyers underwrote in 2020–2021 acquisition decisions. Buyers should model sensitivity to a sustained higher-for-longer rate scenario using the mortgage repayment calculator and stress-test affordability against a 3.5%–4.0% floating rate. The TDSR framework caps total debt obligations at 55% of gross monthly income, which constrains maximum loan quantum at current valuations.
Relatively Small Quantum of Transactions. With 83 recorded secondary-market transactions, price discovery at RV Residences is less liquid than at larger developments. A single distressed sale or a block of units repriced by one seller can move the project median materially in a thin quarter. Buyers should widen their comparables window and weight psf trends by unit type rather than relying on a single recent transaction.
[
{
"persona": "Singaporean professional upgrader (citizen or PR) seeking a multi-generational family home in the CCR",
"fit_color": "green",
"reason": "The 999-year title eliminates lease-decay anxiety across a 30-to-40-year ownership horizon, Great World MRT gives car-free CBD access, and the River Valley lifestyle precinct suits a dual-income household with children enrolled in nearby international or local schools. ABSD on a second property purchase is the primary hurdle; for a first-purchase or decoupling scenario the fundamentals are compelling."
},
{
"persona": "High-net-worth investor allocating to Singapore CCR real estate as a USD-denominated wealth store",
"fit_color": "green",
"reason": "Near-permanent tenure in a land-scarce gateway city, structural scarcity of 999-year CCR supply, and consistent expatriate rental demand make RV Residences a sound long-duration wealth preservation vehicle. Gross yields of 2.5%–3.0% are below mass-market norms but are consistent with the tenure and location premium; total return expectation should be weighted toward capital appreciation."
},
{
"persona": "Corporate expatriate tenant (not buyer)",
"fit_color": "green",
"reason": "River Valley Grove is a high-demand address for MNC assignees in finance and technology. Walkability to Robertson Quay, Great World MRT, and the CBD, combined with a managed condominium environment, meets typical relocation-package requirements. RV Residences unit configurations suit single professionals and couples without children."
},
{
"persona": "First-time buyer on a tight budget seeking pure yield optimisation",
"fit_color": "red",
"reason": "Entry PSF in a 999-year CCR development is materially higher than 99-year RCR/OCR alternatives. Gross yield at current market pricing is unlikely to cover mortgage servicing without a substantial cash buffer. First-time buyers whose primary constraint is affordability will extract more value from using the <a href=\"/calculator/affordability\">affordability calculator</a> to identify projects within their TDSR headroom, likely outside the CCR."
},
{
"persona": "Older Singaporean investor diversifying retirement assets into income-producing property",
"fit_color": "yellow",
"reason": "The 999-year title is an excellent estate-planning tool and the rental income provides passive cashflow, but at current PSF levels gross yield is unlikely to sustain the draw-down needs of a retired buyer without supplementary income. The <a href=\"/calculator/cash-flow\">cash flow calculator</a> should be used to model net rental after mortgage, maintenance, property tax, and agent fees before committing."
},
{
"persona": "Foreign buyer (non-Singapore citizen or PR)",
"fit_color": "red",
"reason": "The 60% ABSD rate for foreign purchasers renders direct acquisition economically non-viable for the vast majority of financial profiles. The stamp duty burden alone on a $2M unit would exceed $1.2M. Foreign nationals should explore Singapore real estate exposure through REITs or fund structures rather than direct residential purchase at current ABSD levels."
}
]
RV Residences earns its premium through two genuinely scarce attributes that cannot be replicated by new supply: a 999-year title from 1877 and a River Valley address with walkable TEL connectivity. For the right buyer profile — a Singaporean citizen or PR acquiring a primary residence or a first investment property in the CCR — these attributes combine to create a long-duration asset with structural appreciation drivers and minimal lease-decay risk. The project is not a short-term flip candidate; its value proposition is most clearly expressed over a 10-to-25-year ownership window where the divergence between 999-year and 99-year pricing tends to widen as competing 99-year stock ages into the lease-decay discount zone.
Buyers should enter with clear eyes on the compressed initial yield, the likely upcoming maintenance cycle, and the ABSD exposure for additional-property purchases. Subject to those considerations, RV Residences represents one of the more defensible CCR value propositions currently available in the secondary market — a rare intersection of permanence, connectivity, and lifestyle in a city where all three grow progressively scarcer as new supply is delivered exclusively on 99-year government lease terms.
FAQ
What is the average price for RV RESIDENCES?
What is the rental yield for RV RESIDENCES?
Is RV RESIDENCES freehold or leasehold?
How far is RV Residences from Great World MRT station?
Great World station (TE15, Thomson–East Coast Line) is approximately a 5-minute walk from RV Residences along River Valley Grove. From Great World, Orchard station is one stop north (TE14, also interchange with NS Line), Stevens interchange is two stops (TE11), and Marina Bay Financial Centre cluster is reachable via five stops with a change at Gardens by the Bay. The TEL's downtown alignment makes RV Residences one of the best-connected River Valley addresses for CBD-bound commuters.
Is RV Residences a good buy for ABSD-affected investors?
It depends heavily on your citizenship status and purchase profile. Singapore citizens purchasing a first residential property pay no ABSD, making RV Residences fully competitive on a cost basis. Citizens buying a second property pay 20% ABSD and PRs buying a first property pay 5% — both can be partially offset over a long holding period if capital appreciation materialises. For foreigners facing 60% ABSD, direct residential purchase at current price levels is not financially viable for most profiles. Use the stamp duty calculator to model your exact ABSD liability and the total cost of ownership calculator to assess the full acquisition cost including BSD, ABSD, legal fees, and agent commissions.
What unit types and sizes are available at RV Residences?
RV Residences comprises 248 units across two residential towers, with a mix of one-bedroom, two-bedroom, two-bedroom premium, three-bedroom, and penthouse configurations. Typical unit sizes range from approximately 474 sq ft for the smallest one-bedroom units to over 2,000 sq ft for penthouse levels. The mid-tier two-bedroom and two-bedroom premium configurations (approximately 700–900 sq ft) represent the highest transaction volume in the secondary market and offer the most liquid exit for investors. Larger three-bedroom units suit owner-occupier families and command the project's highest absolute prices while also attracting the highest corporate rental allocations.
What should I check before purchasing a resale unit at RV Residences?
Beyond standard due diligence (caveat history, outstanding mortgages, property tax status), buyers of a 2015-vintage development should review the MCST sinking fund balance and the 10-year maintenance plan to assess whether a special levy is likely in the near to medium term. Key items to inspect include lift equipment (typically on a 15–20-year replacement cycle), pool and gym equipment condition, and external façade waterproofing. Engage a licensed property inspector for a pre-purchase condition report. Also confirm that the existing tenancy (if any) has a notice period aligned with your planned move-in or vacancy requirements. For financing, use the mortgage calculator and affordability calculator to confirm your TDSR headroom before submitting an option to purchase.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 82 transactions analysed
- Rental data: 485 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 RESIDENCES
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