Riveria Gardens
Overview & Key Facts
Riveria Gardens is a 49-unit freehold condominium at River Valley Grove in District 9, completed in 2010 and developed by I.Contemporary Living Pte Ltd. Sharing its address with the reviewed LUMA further along the same quiet residential street, Riveria Gardens is nonetheless a distinct development in every meaningful sense: a smaller unit count (49 versus LUMA’s 75), a higher average transacted PSF (S$2,427 versus S$2,127), and a positioning that sits closer to the luxury boutique tier than the value-CCR segment. At a median transaction price of S$3,240,000, Riveria Gardens is not a starter CCR freehold address — it is a genuinely premium proposition on one of Singapore’s most walkable residential streets.
I.Contemporary Living Pte Ltd is a boutique Singapore developer with a portfolio anchored in the River Valley and Robertson Quay precincts — a recurring developer profile for D9 freehold boutiques that are deliberately built to a limited scale and a premium specification. Their approach mirrors the philosophy of the River Valley Grove micro-enclave itself: keep the unit count tight, preserve the exclusivity of the street address, and deliver a product whose scarcity is structural rather than manufactured. At 49 units on a freehold River Valley Grove site, Riveria Gardens sits squarely within this tradition. The 2010 TOP means the building has now cycled through more than fifteen years of ownership, accumulating 23 recorded sales transactions and 80 rental transactions — a data record that confirms both the development’s sustained market presence and the enduring tenant demand that the River Valley corridor consistently generates.
The development’s single most structurally compelling attribute is its walkability score of 91 out of 100 — matching LUMA’s exceptional score and reflecting the extraordinary concentration of transit, lifestyle, and educational infrastructure reachable on foot from River Valley Grove. Great World MRT on the Thomson-East Coast Line is just 210 metres away, Kheng Cheng School is 250 metres, Robertson Quay’s dining and bar precinct is a flat 8-minute walk, and Fort Canning Park is within comfortable reach. For a 2010-vintage D9 boutique, this combination of walkability, freehold permanence, and sub-250m school proximity represents a quality-of-life proposition that meaningfully newer and more expensive alternatives in the River Valley corridor struggle to replicate.
At S$2,427 PSF with a median price of S$3.24M, Riveria Gardens occupies the upper-middle tier of the D9 freehold spectrum — above LUMA ($2,127 PSF) on the same street, below The Avenir ($3,190 PSF) further along River Valley Road, and broadly competitive with Irwell Hill Residences ($2,726 PSF, 99-year leasehold) on the Robertson Quay corridor. For buyers who value the permanence of freehold tenure, the intimacy of a 49-unit community, and the world-class walkability of River Valley Grove, Riveria Gardens presents a coherent and defensible CCR case across a fifteen-year transaction history.
Location & Connectivity
Riveria Gardens sits on River Valley Grove, a quiet one-way residential side street that branches off River Valley Road in the heart of District 9. The address places the development at the intersection of two of Singapore’s most compelling urban corridors: the Singapore River lifestyle precinct to the south-east, and the emerging Great World–Orchard Boulevard Thomson-East Coast Line (TEL) corridor to the north. Few residential addresses in the CCR combine both axes with the level of walkability that River Valley Grove delivers, which is the structural reason why Riveria Gardens and its neighbours on this street consistently post walkability scores above 90.
Great World MRT (TE15) on the Thomson-East Coast Line is the closest station at approximately 210 metres — a measured 2–3 minute walk that is genuinely exceptional by any Singapore standard. The TEL is a fully underground line completed in stages from 2020, connecting Woodlands North in the north through Orchard Boulevard, Great World, Havelock, Maxwell, and Marine Parade to Sungei Bedok in the east. For Riveria Gardens residents, a single southbound stop reaches Havelock (TE14), two stops reach Maxwell in Tanjong Pagar, and the line intersects the North-South Line at Orchard (TE14 under construction) and the East-West Line at Bedok. Somerset MRT (NS23) on the North South Line is 580 metres away, providing a further NSL connection to Orchard and the CBD. Orchard Boulevard TEL (TE13) and Orchard NS/TEL (TE14/NS22) are 750m and 840m respectively — meaning Riveria Gardens residents have four MRT stations across two lines within a 900-metre radius, an unusually dense transit footprint for any residential address.
The neighbourhood amenity picture is equally strong. Great World City — the anchor lifestyle mall for this precinct, recently refreshed with an expanded F&B and retail offering — is a direct walkable connection from Great World MRT. Robertson Quay, one of Singapore’s most established dining, bar, and cafe precincts along the Singapore River waterfront, is approximately 8–10 minutes on foot south-east along River Valley Road. Fort Canning Park, the 18-hectare green hill immediately north, provides a remarkable urban green lung within walking distance — an amenity that relatively few CCR addresses can claim. River Valley Road itself offers a dense corridor of cafes, restaurants, and lifestyle retail immediately accessible without a vehicle. For the daily needs of a professional household, River Valley Grove’s walkability score of 91 translates directly into a lived experience of extraordinary convenience.
School proximity is a structurally important demand driver for this address. Kheng Cheng School, a popular SAP (Special Assistance Plan) primary school, is just 250 metres from Riveria Gardens — well within Phase 2C priority balloting distance and one of the closest primary school relationships of any CCR condo in this corridor. Fairfield Methodist Primary School is 650 metres, and Anglo-Chinese School (Junior) is 1.16 kilometres — all three within a meaningful balloting catchment for families prioritising primary school access. For tenants, the SAP-school proximity creates a sustained rental demand segment among Chinese-educated professional families that is particularly resilient across market cycles.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| ACS (Junior) | primary | ~1.2 km |
| St. Anthony's Primary School | primary | ~1.3 km |
| Gan Eng Seng School | secondary | ~1.3 km |
| Gan Eng Seng Primary School | primary | ~1.3 km |
| Chatsworth International School (Orchard) | international | ~1.4 km |
| Outram Secondary School | secondary | ~1.5 km |
Facilities
As a 49-unit boutique development on a freehold River Valley Grove site, Riveria Gardens delivers the curated, intimate facilities experience that is intrinsic to the ultra-boutique CCR format: a swimming pool and gym as the core leisure infrastructure, garden and landscaped communal spaces that benefit from the low plot-to-unit ratio, and 24-hour guarded access that creates a near-private residential feel. There is no tennis court, no resort aquatic deck, and no club lounge of the scale found in larger D9 developments — the facilities brief is deliberately focused on quality of daily use rather than comprehensiveness of leisure menu. At a median price of S$3.24M, buyers at Riveria Gardens are predominantly purchasing for the address, the tenure, and the living environment rather than for in-development facilities that compete with the world-class neighbourhood amenities immediately outside the gate.
The practical benefits of the 49-unit scale are felt most directly in facilities utilisation: with fewer than 50 households sharing the pool and gym, Riveria Gardens residents enjoy effectively uncrowded access to common facilities at all hours. The experience of swimming in a pool occupied by at most two or three other residents, or training in a gym with full equipment availability, is a consistent quality-of-life advantage that residents of larger D9 developments — where pool decks can queue during weekend mornings and gym equipment waits are common — frequently cite as one of the most underrated aspects of genuine boutique living. The 2010 vintage means some facilities finishings may benefit from refreshment, but the structural quality of the development and the MCST’s responsibility to maintain the property to a standard commensurate with the S$3.24M median price point provide a reasonable framework for ongoing upkeep.
“The pool is essentially private — at 49 units you almost never share it with more than one other resident. For River Valley Grove you’re paying for the address, the MRT walk, and the school proximity; the facilities are a bonus rather than the main event, and that’s fine.”
— Resident perspective via PropertyGuru
Unit Sizes & Layout
Riveria Gardens’ 49 units span a range of configurations typical of a 2010-vintage D9 boutique: the mix includes 1, 2, and 3-bedroom layouts across multiple stacks, with unit sizes that reflect the pre-2015 generation of CCR boutiques where liveable square footage was a genuine selling point rather than a sacrifice to maximise launch quantum. At an average transacted PSF of S$2,427 and a median transaction price of S$3,240,000, the implied average transacted size is approximately 1,334 square feet — meaningfully larger than the compact 560–700 sqft 2-bedroom units that have become standard in post-2018 CCR new launches. Buyers purchasing at Riveria Gardens at the median quantum are acquiring genuinely spacious freehold D9 floor plates by contemporary Singapore standards.
The 2010 vintage brings both advantages and considerations. On the advantage side: unit proportions tend to be more generous in the pre-2015 cohort, ceiling heights at 2.7–2.9 metres are adequate, and the physical structure has been tested through fifteen years of Singapore’s humid tropical climate. Buyers will typically factor in a kitchen and bathroom renovation budget — S$60,000–$120,000 depending on scope — to bring the unit’s specifications to contemporary standards. This renovation budget is well-understood in the market and is already priced into the PSF differential between Riveria Gardens ($2,427) and newer developments like The Avenir ($3,190 PSF). Stack orientation matters at Riveria Gardens: units with south-facing or Singapore River orientation benefit from the most desirable sightlines, while higher floors gain additional separation from River Valley Grove’s street-level activity.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 10 | $2,400 | $2,324,633 |
| 4 BR | 14 | $2,333 | $3,340,571 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $2,204,475 to $3,568,000, averaging $2,917,264 (~$2,448 psf).
Rents range from $4,000 to $11,500 per month across 82 rental transactions. Current rental yield sits at approximately 2.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 6.1% (from $2,308 to $2,449 psf).
Neighbourhood Comparison
The most directly comparable development is LUMA — which shares River Valley Grove, the same 2010 TOP year, the same walkability score of 91, and a similar boutique freehold format. LUMA’s 75 units is 53% larger than Riveria Gardens’ 49, providing slightly better MCST scale economics and more annual resale transactions for price discovery. LUMA’s average PSF of S$2,127 is S$300 below Riveria Gardens’ S$2,427, and its gross yield of 3.17% is meaningfully higher than Riveria Gardens’ 2.11% — reflecting lower entry prices relative to comparable rent levels on the same street. LUMA is also 160 metres from Great World MRT versus Riveria Gardens’ 210 metres — a marginal difference in absolute terms but worth noting. For buyers who are specifically on River Valley Grove and weighing between the two developments, LUMA offers better yield, marginally closer MRT proximity, and a slightly larger community; Riveria Gardens offers a higher specification of boutique exclusivity (49 vs 75 units) at a commensurate premium. Both are strong freehold D9 propositions on the same exceptional street.
Against The Avenir (freehold, River Valley Close, 376 units, S$3,190 PSF), Riveria Gardens is S$763 PSF cheaper on a freehold title in the same D9 River Valley precinct. The Avenir is a 2023-vintage development with current-generation specifications, a full resort-scale facilities package, and significantly better liquidity (376 units). Buyers who prioritise fresh specifications and comprehensive facilities at a higher quantum will prefer The Avenir; buyers who prioritise ultra-boutique scale, a lower absolute entry quantum, and the established character of a 15-year-old River Valley Grove address will find Riveria Gardens the more appropriate fit. Against Irwell Hill Residences (99-year leasehold, 540 units, S$2,726 PSF, Robertson Quay, 2025 TOP), Riveria Gardens offers freehold tenure and S$299 PSF savings — a compelling case for buyers who weight lease permanence over new-build specification. The leasehold discount embedded in Irwell Hill’s PSF will structurally widen as the lease depletes; Riveria Gardens’ freehold title faces no equivalent headwind.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RIVERIA GARDENS | Freehold | 2010 | 49 | $2,448 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
ShiokNest Scores
Our proprietary scoring system evaluates RIVERIA GARDENS across multiple dimensions.
What Residents Say
“River Valley Grove is one of those streets where you genuinely forget you’re in the middle of Singapore’s most premium district. The 210-metre walk to Great World MRT means I almost never drive to work, and the building is small enough that I know every other owner by sight. That sense of community is rare at S$3M.”
— Owner-occupier, Riveria Gardens (via PropertyGuru)
“I’ve been renting here for two years as an expat executive relocated to Singapore. The Great World MRT connection to the rest of the TEL is remarkably convenient, and River Valley Grove itself is quiet in a way that River Valley Road addresses are not. The units are well-proportioned for Singapore — I have a proper dining room and a guest room that I use as a home office.”
— Tenant review via 99.co
“I bought in 2019 as a long-hold D9 freehold investment. The yield is not the point — the freehold River Valley Grove site at 49 units with Great World TEL 200 metres away is the long-term land value story. I expect to hold this for another 15 years and let the en-bloc optionality work.”
— Investor perspective via EdgeProp
Strengths & Weaknesses
- Great World MRT (TEL) at 210m \u2014 an exceptional 2\u20133 minute walk to the Thomson-East Coast Line
- Four MRT stations across two lines within 900m \u2014 Somerset NSL 580m, Orchard Blvd TEL 750m, Orchard NS/TEL 840m
- Walkability score 91/100 \u2014 one of the highest for any Singapore residential address; car-lite living fully achievable
- Kheng Cheng School (SAP primary) at 250m \u2014 within Phase 2C priority balloting distance; structural family-tenant demand driver
- Freehold tenure on River Valley Grove \u2014 permanent title with no lease decay, in a D9 micro-enclave validated across multiple market cycles
- Ultra-boutique 49-unit scale \u2014 effectively private facilities, intimate community, near-private living environment
- Pre-2015 floor plates \u2014 generous unit proportions relative to contemporary CCR boutiques at comparable PSF
- Robertson Quay dining precinct 8\u201310 minutes on foot; Fort Canning Park and Great World City within walkable range
- En-bloc optionality (score 50/100) \u2014 freehold D9 River Valley Grove site with long-term land value proposition as building ages
- Investment score 62/100 \u2014 above-average for a 2010-vintage boutique; multi-line MRT proximity and school belt drive structural demand
- Gross yield 2.11% \u2014 well below LUMA\u2019s 3.17% on the same street; income story is weak, capital appreciation story only
- Profitability score 48/100 \u2014 PSF plateaued at S$2,400\u2013$2,460 over 5 years; limited near-term capital gain trajectory
- Thin resale liquidity \u2014 only 23 recorded sales transactions; price discovery is limited and exit timing can be constrained
- S$3.24M median price \u2014 high quantum limits the buyer pool; refinancing and resale require CCR-qualified buyers
- 2010 vintage \u2014 kitchens, bathrooms, and common-area finishings will require renovation budget of S$60,000\u2013S$120,000
- 49-unit MCST \u2014 smaller absolute reserve fund; major capex items require proportionally higher special levies per owner
- No tennis court, no resort aquatic deck \u2014 facilities are curated and minimal; buyers expecting resort-scale amenities should look elsewhere
- S$300 PSF premium over LUMA on the same street with marginally greater MRT distance (210m vs 160m)
Verdict
Riveria Gardens’ investment and lifestyle case is built on a combination of structural advantages that have remained durable across fifteen years of market cycles. The freehold tenure on River Valley Grove is permanent and irreplaceable — no lease decay, no extension uncertainty, and an address that has been validated by multiple rounds of buyers and tenants since 2010. The 210-metre walk to Great World TEL is not a marketing approximation but a measured exceptional proximity; paired with Somerset NSL at 580 metres and three additional MRT stations within 900 metres, the development offers a multi-line transit optionality that most CCR addresses do not. The 91/100 walkability score is matched only by a handful of Singapore residential addresses. And the 250-metre proximity to Kheng Cheng School creates a sustained family-tenant demand segment that is structurally unaffected by broader rental market cycles.
The financial picture is more nuanced. At S$2,427 PSF, Riveria Gardens sits between LUMA ($2,127 PSF) on the same street and Irwell Hill Residences ($2,726 PSF, 99-year leasehold, Robertson Quay) in its immediate competitive set. The gross yield of 2.11% is below LUMA’s 3.17% — the direct consequence of Riveria Gardens’ higher price point relative to its rental rate. Average rent of S$5,974 per month is strong in absolute terms, but against a S$3.24M median purchase price it generates a yield that is characteristic of a capital-appreciation asset rather than an income-generating one. The profitability score of 48/100 reflects a PSF trend that has plateaued in the S$2,400–$2,460 range over the past five years rather than compounding sharply upward. Buyers targeting rental income optimisation should evaluate LUMA or leasehold alternatives in the same corridor; buyers prioritising freehold permanence, address prestige, and a well-established building at a lower quantum than The Avenir will find Riveria Gardens a coherent proposition.
The en-bloc score of 50/100 deserves specific attention for long-hold investors. A 49-unit freehold boutique on a River Valley Grove site that was developed in 2010 will, by 2035–2040, have reached the 25–30-year vintage threshold at which Singapore’s collective sale market historically becomes most active. The site’s land area, freehold tenure, D9 location, and proximity to the Great World TEL station create a land value proposition that would be attractive to a future developer. An en-bloc outcome at this address would be a plausible long-hold upside scenario — not a near-term catalyst, but a structural optionality embedded in the freehold D9 River Valley Grove land value that leasehold alternatives in this corridor cannot offer.