Side-by-Side Comparison
| Metric | Orchard Road | River Valley |
|---|---|---|
| Condo Count | 44 | 52 |
| Avg PSF | $2,592 psf | $2,241 psf |
| Median Price | $3,610,330 | $2,466,656 |
| Transaction Volume | 823 | 2,363 |
| Avg Walkability | 85.7/100 | 86.2/100 |
| Avg Investment Score | 57.1/100 | 62.5/100 |
| Avg TOP Year | 2008 | 2006 |
| Avg Gross Yield | 2.7% | 2.5% |
Price Analysis
River Valley is the more affordable option, with an average PSF that is $351 psf (14.5%) lower than Orchard Road.
In terms of median transaction price, River Valley also offers a lower entry point at $2,466,656 compared to $3,610,330.
Lifestyle & Accessibility
River Valley scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
River Valley wins on price. River Valley wins on walkability. River Valley wins on investment score. Orchard Road wins on rental yield.
Investment Potential
River Valley has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, Orchard Road delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in Orchard Road
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| KLIMT CAIRNHILL | $3,553 psf | 139 | 138 | Freehold |
| ORCHARD SOPHIA | $2,830 psf | 78 | 78 | Freehold |
| HILLTOPS | $3,338 psf | 60 | 241 | Freehold |
| THE LAURELS | $2,675 psf | 45 | 229 | Freehold |
| CAIRNHILL 16 | $2,868 psf | 39 | 39 | Freehold |
Top 5 Condos in River Valley
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| RIVER GREEN | $3,134 psf | 485 | 524 | 99 yrs lease commencing from 2024 |
| RIVER MODERN | $3,228 psf | 412 | 0 | 99 years leasehold |
| THE AVENIR | $3,190 psf | 322 | 376 | Freehold |
| THE ROBERTSON OPUS | $3,363 psf | 200 | 348 | 999 yrs lease commencing from 1841 |
| RV RESIDENCES | $2,247 psf | 81 | 248 | 999 yrs lease commencing from 1877 |
Final Verdict
Orchard Road
Pros & Cons
✓ Strengths
- Higher gross rental yield (2.7%)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Higher average PSF ($2,592 psf)
- Lower walkability score (85.7/100)
- Lower average investment score (57.1)
- Fewer condos available (44 developments)
River Valley
Pros & Cons
✓ Strengths
- More affordable average PSF ($2,241 psf)
- Better walkability score (86.2/100)
- Higher average investment score (62.5)
- More condos to choose from (52 developments)
✗ Considerations
- Lower gross rental yield (2.5%)
- Older average stock (avg TOP 2006)
Frequently Asked Questions
Which is more affordable, Orchard Road or River Valley?
Is Orchard Road or River Valley better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.