STELLAR RV is a freehold development along RIVER VALLEY ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 120 units and is TOP 2015.
This profile draws on 29 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 11 years from TOP, STELLAR RV 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 10 (Bukit Timah / Holland), the immediate context for STELLAR RV 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 29 sales and 336 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STELLAR RV dashboard.
- Average sale price: $1,105,734 across 29 transactions
- Estimated gross rental yield: 3.5%
- District 10 PSF ranking: Mid-range (top 69%)
- Freehold tenure · CCR · D10 · 120 units
About STELLAR RV
STELLAR RV is a freehold condominium, located at RIVER VALLEY ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by ALLIANCE LAND PTE. LTD, comprising 120 residential units, completed in 2015.
As a freehold property, STELLAR RV does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STELLAR RV:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $2,025 psf | $915,600 |
| 1 BR | 21 | $1,895 psf | $1,039,738 |
| 2 BR | 4 | $1,683 psf | $1,471,250 |
| 3 BR | 1 | $1,652 psf | $1,600,000 |
Sales Market Overview
STELLAR RV has recorded 29 sale transactions with an average transaction price of $1,105,734, ranging from $866,800 to $1,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,723 psf | $1,074,333 | — |
| 2022 | 8 | $1,865 psf | $1,026,913 | ↑ 8.2% |
| 2023 | 8 | $1,846 psf | $1,205,000 | ↓ 1.0% |
| 2024 | 1 | $1,810 psf | $1,520,000 | ↓ 1.9% |
| 2025 | 7 | $1,977 psf | $1,063,571 | ↑ 9.2% |
| 2026 | 2 | $1,879 psf | $1,011,500 | ↓ 4.9% |
STELLAR RV ranks in the top 69% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, STELLAR RV trades 23.5% below the segment benchmark.
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Rental Market Overview
STELLAR RV has recorded 336 rental transactions with monthly rents averaging $3,204/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 24 | $2,954/mo | $2,100/mo | $4,300/mo |
| 2 BR | 312 | $3,223/mo | $2,000/mo | $5,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 78 | $2,532/mo |
| 2022 | 74 | $3,041/mo |
| 2023 | 52 | $3,729/mo |
| 2024 | 56 | $3,466/mo |
| 2025 | 64 | $3,495/mo |
| 2026 | 12 | $3,529/mo |
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Investment Analysis
Based on average rents and sale prices, STELLAR RV delivers an estimated gross rental yield of 3.5%. 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 STELLAR RV (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STELLAR RV
- Great World MRT
- Havelock MRT
- Orchard Boulevard MRT
- Tiong Bahru MRT
- Orchard MRT
- Kheng Cheng School
- Gan Eng Seng Primary School
- Gan Eng Seng School
Nearby MRT Stations
STELLAR RV is 610m from Great World MRT (Thomson-East Coast Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 610m |
| Havelock | TE16 | Thomson-East Coast Line | 890m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 910m |
| Tiong Bahru | EW17 | East-West Line | 1.0 km |
| Orchard | NS22 | North-South Line | 1.1 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.1 km |
| Somerset | NS23 | North-South Line | 1.3 km |
| Redhill | EW18 | East-West Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of STELLAR RV, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 640m |
| Gan Eng Seng Primary School | Primary | 690m |
| Gan Eng Seng School | Secondary | 710m |
| River Valley Primary School | Primary | 1.1 km |
| CHIJ (Kellock) | Primary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.2 km |
| Henderson Secondary School | Secondary | 1.2 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| Outram Secondary School | Secondary | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| ISS International School (Paterson) | International | 1.6 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.
Walking-distance MRT. Great World is about 0.61km — 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.
School-belt proximity. Kheng Cheng School sits about 0.64km 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: STELLAR RV 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. 29 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 STELLAR RV?
What is the rental yield for STELLAR RV?
Is STELLAR RV freehold or leasehold?
How far is the nearest MRT from STELLAR RV?
What is the tenure of STELLAR RV?
How does STELLAR RV compare to other projects in the district?
What stamp duty applies for a foreign buyer of STELLAR RV?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 29 transactions analysed
- Rental data: 336 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 STELLAR RV
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.