VILLE ROYALE 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 43 units and is TOP 1993.
This profile draws on 3 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.
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 VILLE ROYALE 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 3 sales and 74 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLE ROYALE dashboard.
- Average sale price: $2,702,000 across 3 transactions
- Estimated gross rental yield: 2.2%
- District 9 PSF ranking: Value tier (top 80%)
- Freehold tenure · CCR · D9 · 43 units
About VILLE ROYALE
VILLE ROYALE is a freehold condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by STARLITE LAND DEVELOPMENT CO PTE LTD (FAR EAST ORGANIZATION), comprising 43 residential units, completed in 1993.
As a freehold property, VILLE ROYALE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VILLE ROYALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,920 psf | $2,480,000 |
| 4 BR | 2 | $1,816 psf | $2,813,000 |
Sales Market Overview
VILLE ROYALE has recorded 3 sale transactions with an average transaction price of $2,702,000, ranging from $2,480,000 to $3,088,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,804 psf | $3,088,000 | — |
| 2025 | 2 | $1,874 psf | $2,509,000 | ↑ 3.9% |
VILLE ROYALE ranks in the top 80% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, VILLE ROYALE trades 24.4% below the segment benchmark.
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Rental Market Overview
VILLE ROYALE has recorded 74 rental transactions with monthly rents averaging $4,964/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 74 | $4,964/mo | $2,600/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 18 | $3,983/mo |
| 2022 | 14 | $5,050/mo |
| 2023 | 14 | $5,482/mo |
| 2024 | 15 | $5,243/mo |
| 2025 | 10 | $5,330/mo |
| 2026 | 3 | $5,400/mo |
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Investment Analysis
Based on average rents and sale prices, VILLE ROYALE delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 VILLE ROYALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLE ROYALE
- 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
VILLE ROYALE is 520m from Fort Canning MRT (Downtown Line), with 20 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 520m |
| Dhoby Ghaut | NS24 | North-South Line | 530m |
| Dhoby Ghaut | NE6 | North-East Line | 530m |
| Dhoby Ghaut | CC1 | Circle Line | 530m |
| Somerset | NS23 | North-South Line | 570m |
| Great World | TE15 | Thomson-East Coast Line | 840m |
| Bencoolen | DT21 | Downtown Line | 950m |
| Bras Basah | CC2 | Circle Line | 1.0 km |
Nearby Schools
There are 13 schools within 2 km of VILLE ROYALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 400m |
| Kheng Cheng School | Primary | 810m |
| Singapore Management University | Tertiary | 920m |
| ACS (Junior) | Primary | 960m |
| Nanyang Academy of Fine Arts | Tertiary | 1.2 km |
| School of the Arts | Jc | 1.2 km |
| Outram Secondary School | Secondary | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| Gan Eng Seng School | Secondary | 1.9 km |
| St. Margaret's Primary School | Primary | 1.9 km |
| Gan Eng Seng Primary School | Primary | 1.9 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. Fort Canning is about 0.52km — 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.
Boutique character. With 43 units, VILLE ROYALE 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 0.40km 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 3 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: VILLE ROYALE 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. 3 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 VILLE ROYALE?
What is the rental yield for VILLE ROYALE?
Is VILLE ROYALE freehold or leasehold?
How far is the nearest MRT from VILLE ROYALE?
What is the tenure of VILLE ROYALE?
How does VILLE ROYALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLE ROYALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 74 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 VILLE ROYALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.