VALLEY LODGE is a 99-year 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 9 units and is an established secondary-market project.
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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 9 (Orchard / River Valley), the immediate context for VALLEY LODGE 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 13 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VALLEY LODGE dashboard.
- · CCR · D9 · 9 units
About VALLEY LODGE
VALLEY LODGE is a condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), comprising 9 residential units.
Rental Market Overview
VALLEY LODGE has recorded 13 rental transactions with monthly rents averaging $5,100/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 13 | $5,100/mo | $4,500/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $4,650/mo |
| 2022 | 7 | $4,886/mo |
| 2023 | 2 | $4,900/mo |
| 2024 | 2 | $6,500/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 VALLEY LODGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VALLEY LODGE
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Somerset MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
VALLEY LODGE is 390m from Fort Canning MRT (Downtown Line), with 15 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 390m |
| Dhoby Ghaut | NS24 | North-South Line | 640m |
| Dhoby Ghaut | NE6 | North-East Line | 640m |
| Dhoby Ghaut | CC1 | Circle Line | 640m |
| Somerset | NS23 | North-South Line | 720m |
| Great World | TE15 | Thomson-East Coast Line | 830m |
| Clarke Quay | NE5 | North-East Line | 890m |
| Bencoolen | DT21 | Downtown Line | 1.0 km |
Nearby Schools
There are 11 schools within 2 km of VALLEY LODGE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 280m |
| Kheng Cheng School | Primary | 790m |
| Singapore Management University | Tertiary | 960m |
| ACS (Junior) | Primary | 1.1 km |
| School of the Arts | Jc | 1.3 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| Outram Secondary School | Secondary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.8 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
| Gan Eng Seng School | Secondary | 1.8 km |
| Gan Eng Seng Primary School | Primary | 1.8 km |
Genuine walk-to-MRT access. Fort Canning sits about 0.39km 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 9 units, VALLEY LODGE 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 0.28km 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 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.
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.
- ⚠️ 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: VALLEY LODGE 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 VALLEY LODGE?
What is the rental yield for VALLEY LODGE?
Is VALLEY LODGE 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: 13 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 VALLEY LODGE
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 VALLEY LODGE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (710m away)
- Bukit Merah — 4-room average $894,787 (1.1 km away)
- Kallang/whampoa — 4-room average $882,887 (1.6 km away)