YONG AN PARK 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 288 units and is TOP 1986.
This profile draws on 33 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 YONG AN PARK 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 33 sales and 344 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the YONG AN PARK dashboard.
- Average sale price: $6,279,705 across 33 transactions
- Estimated gross rental yield: 1.8%
- District 9 PSF ranking: Above average (top 45%)
- Freehold tenure · CCR · D9 · 288 units
About YONG AN PARK
YONG AN PARK is a freehold condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by RIVERVIEW DEVELOPMENT PTE LTD, comprising 288 residential units, completed in 1986.
As a freehold property, YONG AN PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at YONG AN PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,119 psf | $2,166,667 |
| 4 BR | 5 | $2,211 psf | $3,874,000 |
| 5+ BR | 22 | $2,187 psf | $7,948,193 |
Sales Market Overview
YONG AN PARK has recorded 33 sale transactions with an average transaction price of $6,279,705, ranging from $2,000,000 to $15,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,994 psf | $5,206,818 | — |
| 2022 | 8 | $2,198 psf | $4,920,656 | ↑ 10.2% |
| 2023 | 4 | $2,238 psf | $8,682,500 | ↑ 1.8% |
| 2024 | 4 | $2,393 psf | $7,045,000 | ↑ 6.9% |
| 2025 | 5 | $2,334 psf | $8,136,000 | ↓ 2.5% |
| 2026 | 1 | $2,168 psf | $7,000,000 | ↓ 7.1% |
YONG AN PARK ranks in the top 45% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, YONG AN PARK trades 11% below the segment benchmark.
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Rental Market Overview
YONG AN PARK has recorded 344 rental transactions with monthly rents averaging $9,371/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 9 | $18,333/mo | $12,000/mo | $23,500/mo |
| 1 BR | 28 | $4,192/mo | $3,000/mo | $5,500/mo |
| 2 BR | 49 | $4,097/mo | $3,100/mo | $5,300/mo |
| 3 BR | 127 | $8,273/mo | $4,800/mo | $15,000/mo |
| 4 BR | 131 | $12,899/mo | $6,666/mo | $22,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 57 | $7,059/mo |
| 2022 | 71 | $9,790/mo |
| 2023 | 68 | $9,938/mo |
| 2024 | 68 | $9,906/mo |
| 2025 | 67 | $9,899/mo |
| 2026 | 13 | $8,727/mo |
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Investment Analysis
Based on average rents and sale prices, YONG AN PARK delivers an estimated gross rental yield of 1.8%. 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 | $2,730 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 YONG AN PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- YONG AN PARK
- Great World MRT
- Havelock MRT
- Somerset MRT
- Orchard Boulevard MRT
- Fort Canning MRT
- Kheng Cheng School
- Fairfield Methodist School (Primary)
- Gan Eng Seng School
Nearby MRT Stations
YONG AN PARK is 120m from Great World MRT (Thomson-East Coast Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 120m |
| Havelock | TE16 | Thomson-East Coast Line | 630m |
| Somerset | NS23 | North-South Line | 820m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.0 km |
| Fort Canning | DT20 | Downtown Line | 1.1 km |
| Orchard | NS22 | North-South Line | 1.1 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.1 km |
| Tiong Bahru | EW17 | East-West Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of YONG AN PARK, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 70m |
| Fairfield Methodist School (Primary) | Primary | 530m |
| Gan Eng Seng School | Secondary | 1.1 km |
| Gan Eng Seng Primary School | Primary | 1.1 km |
| Outram Secondary School | Secondary | 1.2 km |
| ACS (Junior) | Primary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.6 km |
| Singapore Management University | Tertiary | 1.7 km |
| Henderson Secondary School | Secondary | 1.7 km |
| River Valley Primary School | Primary | 1.7 km |
| CHIJ (Kellock) | Primary | 1.8 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.
Genuine walk-to-MRT access. Great World sits about 0.12km 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.
Solid facilities scale. 288 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Kheng Cheng School sits about 0.07km 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ 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): Tenure supports CPF + buyer-pool through hold
Composite assessment: YONG AN PARK 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. 33 transactions in URA 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 YONG AN PARK?
What is the rental yield for YONG AN PARK?
Is YONG AN PARK freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 33 transactions analysed
- Rental data: 344 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 YONG AN PARK
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 YONG AN PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (480m away), an upgrader gap of about $5,400,000
- Central Area — 4-room average $1,088,814 (830m away), an upgrader gap of about $5,200,000