Stellar Rv
Overview & Key Facts
Stellar RV is a 120-unit freehold condominium at 408 River Valley Road in District 10, completed in 2015 by Alliance Land Pte. Ltd. Rising seven storeys on a 22,107 sqft site, the development is compact by D10 standards — 120 units across a single block — but its freehold title, River Valley address, and proximity to the Thomson-East Coast Line’s Great World MRT (TE15) give it a quality-of-life and investment profile that punches well above its modest footprint.
The unit mix is deliberately compact: 10 units of 1-bedroom + Study at 452–506 sqft, 95 two-bedroom units at 517–614 sqft, and 15 two-bedroom penthouses at 818–990 sqft. With an average transacted size of approximately 591 sqft, Stellar RV is explicitly a 1- and 2-bedroom product — a development calibrated for young professionals, couples, investors, and expatriates who value the River Valley address and freehold permanence over space volume. At an average PSF of $1,871 and average absolute price of approximately $1,106,000, the development sits in the sweet spot of D10 freehold pricing that is accessible without requiring the capital outlay of larger-format CCR condominiums.
River Valley Road is one of Singapore’s most consistently sought-after residential corridors: close enough to Orchard Road and the CBD to enjoy premier urban convenience, but retaining the tree-lined, mid-rise residential character that distinguishes it from the denser Orchard and Somerset strips. Stellar RV’s position at 408 River Valley Road places it in the stretch between Great World City mall and the Robertson Quay riverfront — a neighbourhood defined by café culture, international restaurants, boutique gyms, and a walkable riverside precinct that has become one of Singapore’s most desirable urban living environments.
With 77 recorded rental transactions averaging $3,202 per month, the development has a rental yield profile that reflects genuine market demand from the expatriate and professional community that populates the River Valley corridor. An implied gross yield of approximately 3.5% at current average pricing is above the typical CCR freehold benchmark — a function of the compact unit sizes that keep absolute rents accessible and attract a wide tenant pool.
Location & Connectivity
Stellar RV sits at 408 River Valley Road, in the central stretch of the River Valley corridor between Valley Point Shopping Centre to the west and the Great World City retail hub to the east. The address is District 10 — one of Singapore’s most prestigious residential districts — with Orchard Road approximately 3 minutes by car and the Robertson Quay–Clarke Quay riverfront a 10-minute walk northward along Kim Seng Road.
MRT connectivity has improved materially since the development’s TOP. The Thomson-East Coast Line (TEL) brought Great World MRT (TE15) to within approximately 700 metres of the development — roughly a 8–10 minute walk along River Valley Road. Great World MRT provides direct access southward toward Havelock (TE16), Outram Park interchange (TE17/EW16/NE3), and the eastern districts; northward toward Orchard (TE14), Stevens (TE11/DT10), and Woodlands. For Stellar RV residents, the TEL is a genuine step-change in accessibility: Orchard Road is two stops, Outram Park (the three-line MRT interchange) is two stops in the other direction, and the full eastern corridor is a single line with no transfers. Havelock MRT (TE16) is also accessible at approximately 900 metres, offering flexibility for residents closer to the Kim Seng Road end of the corridor.
The lifestyle geography around 408 River Valley Road is exceptionally strong. Great World City — a full-format regional mall anchored by Cold Storage, Giant Hypermart, Golden Village cinemas, and Fitness First — is effectively at the doorstep: 5 minutes on foot or one MRT stop. Valley Point Shopping Centre is directly adjacent. Robertson Quay’s cluster of restaurants, bars, and cafés is a 10–12 minute walk. The Singapore River promenade, linking Robertson Quay to Clarke Quay and Boat Quay, provides a genuine riverside amenity for runners and cyclists. Orchard Road’s malls — Ion, Paragon, Takashimaya — are 3 minutes by car or 2 TEL stops from Great World.
Schools in the catchment include River Valley Primary School at approximately 600 metres — one of the most sought-after primary schools in Singapore for River Valley Road residents — as well as CHIJ Kellock Primary on Kim Tian Road and Zhangde Primary on Alexandra Road. For expatriate families, ISS International School on Preston Road and Overseas Family School on Paterson Road are within easy reach. The international school proximity adds materially to the development’s appeal for the expatriate tenant pool that defines the River Valley rental market.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| River Valley Primary School | primary | ~1.1 km |
| CHIJ (Kellock) | primary | ~1.2 km |
| Fairfield Methodist School (Primary) | primary | ~1.2 km |
| Henderson Secondary School | secondary | ~1.2 km |
| Tanglin Secondary School | secondary | ~1.3 km |
Facilities
Stellar RV’s facilities are proportionate to its 120-unit boutique scale. The development offers a swimming pool with jacuzzi, a children’s pool and playground, a gymnasium, BBQ pits with sundeck, and 24-hour guarded security with car parking. The facilities profile is clean and functional rather than lifestyle-resort: this is not a development competing on lap pool length or Sky terrace Instagram moments. What it delivers is a well-maintained pool deck and gym in a low-density setting where residents will never queue for facilities.
The development is marketed as “a 7-storey tropical oasis” with a resort-styled design philosophy — a description that is more accurately read as generous soft landscaping and a pool deck orientation that prioritises greenery and natural light over raw facilities count. For compact-unit developments, the outdoor pool deck and BBQ facilities serve a disproportionately important social function: they are where residents host, decompress, and connect in ways that a 591 sqft two-bedder interior cannot accommodate.
“The pool is always clean and rarely crowded — at 120 units it never gets busy. Great for quiet morning swims before heading to the office.”
— Resident review via PropertyGuru
The gym is small by large-condo standards, consistent with a boutique 120-unit development, but residents who train seriously will supplement it with the Fitness First at Great World City approximately 5 minutes on foot. The children’s pool is an unusual inclusion for a development whose unit mix suggests an investor-and-couple profile rather than a family one; it is likely a practical addition for the expatriate family tenants who form part of the River Valley rental market at this address.
Unit Sizes & Layout
Stellar RV’s 120 units are concentrated in two primary configurations: 95 two-bedroom units at 517–614 sqft (making up 79% of the development), 10 one-bedroom + Study/Guest units at 452–506 sqft, and 15 two-bedroom penthouses at 818–990 sqft occupying the upper floors. The average transacted size is approximately 591 sqft — confirming this is a compact, urban product designed for couples, singles, and investors rather than families requiring multi-room configurations.
The two-bedroom 517–614 sqft range is efficient by any objective measure. These are not units that will win space awards; they are optimised for two-person living, with the River Valley address and building shared facilities compensating for what individual unit square footage cannot deliver. By way of context, a 590 sqft two-bedder at Stellar RV is priced at approximately $1,105,000 average — a price point that in District 9–10 freehold new launches would secure only a 1-bedroom studio configuration. For buyers seeking freehold D10 two-bedroom ownership at sub-$1.2 million, the compact format is the mechanism by which the address becomes financially accessible.
The 15 two-bedroom penthouses at 818–990 sqft represent the development’s most liveable configuration. At approximately 900 sqft, a penthouse at Stellar RV delivers a genuine two-bedroom layout with room for a proper dining area and a degree of internal separation that the 560 sqft standard two-bedder cannot achieve. Penthouse units at the development’s upper floors also benefit from better sightlines — the seven-storey height limit of the building means elevated floors provide clearance above the surrounding landed and low-rise residential properties of the River Valley precinct. For buyers who need the address and can stretch to the penthouse tier, the 990 sqft two-bedder penthouse is the most compelling configuration in the development.
Layout quality in the 2015 vintage reflects reasonable but not exceptional space efficiency — window proportions allow natural light and cross-ventilation, consistent with the development’s “tropical oasis” positioning. The 1-bedroom + Study/Guest configuration at 452–506 sqft is the development’s most flexible format for single professionals who occasionally host: the study or guest room doubles as a home office or second sleeping space without committing to the full two-bedroom layout. At 10 units out of 120, this tier is limited in availability but often the most in-demand at resale and on the rental market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $2,025 | $915,600 |
| 1 BR | 21 | $1,895 | $1,039,738 |
| 2 BR | 4 | $1,683 | $1,471,250 |
| 3 BR | 1 | $1,652 | $1,600,000 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $866,800 to $1,600,000, averaging $1,105,734 (~$1,890 psf).
Rents range from $2,000 to $5,100 per month across 336 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 9.1% (from $1,723 to $1,879 psf).
Neighbourhood Comparison
The most direct comparable for Stellar RV is RV Residences at 356–366 River Valley Road, a 248-unit freehold development completed in 2012. RV Residences is larger in scale, offers a broader unit mix, and has a similar River Valley Road address. It transacts at a slightly higher PSF reflecting its newer vintage at TOP and larger facilities deck, but both developments serve the same buyer and tenant profile. Stellar RV’s counter-argument is its more recent 2015 construction, its boutique 120-unit scale (lower MCST complexity, less crowded amenities), and the Great World MRT proximity advantage at the 408 end of River Valley Road.
Great World Residences at Kim Seng Promenade, overlooking the Singapore River, represents the premium end of the immediate neighbourhood: a luxury freehold development with full facilities and river views, transacting materially above Stellar RV at approximately $2,300–$2,800 PSF. For buyers who can access the premium, Great World Residences delivers a differentiated luxury product with riverfront sightlines, expanded facilities, and a brand positioning that Stellar RV does not attempt to match. The PSF gap is wide and justified; they are different products for different buyer profiles.
Within the D10 compact-unit freehold spectrum, Stellar RV competes with developments like One Draycott (D10, freehold, 58 units, Draycott Park) and various smaller River Valley freehold boutique projects from the 2010–2016 vintage. The common denominator is freehold D10 title with compact unit formats at sub-$1.2 million absolute pricing. Stellar RV’s advantage in this cohort is its Great World MRT proximity — within the 700-metre radius of TE15 that constitutes genuine walking-distance MRT access — and the Great World City retail anchor that provides daily-needs convenience without requiring a car. Developments on the Draycott–Nassim side of D10 are further from any TEL or Orchard MRT station and rely more heavily on car connectivity.
For the yield-focused investor comparing across CCR districts, D10 freehold at $1,871 PSF with a 3.5% gross yield profile competes favourably against D9 freehold in the Killiney–Leonie Hill corridor, where tighter supply and higher PSF typically suppress yields to 2.8–3.2% on comparable compact formats. Stellar RV’s yield premium relative to D9 peers reflects both the River Valley address discount versus Orchard core and the compact-unit format advantage — a durable combination for investors prioritising rental income over capital appreciation velocity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STELLAR RV | Freehold | 2015 | 120 | $1,890 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates STELLAR RV across multiple dimensions.
What Residents Say
“The location is everything — Great World City is basically at your doorstep, and the TEL makes Orchard and the CBD very easy. I rented here for two years and would not have left if the rent hadn’t gone up.”
— Former tenant review via PropertyGuru
“Pool is well-maintained and never crowded. Gym is small but functional. Security is good. The unit sizes are compact — my 2-bedder at 580 sqft works well for two, but you need to be selective with furniture. Would recommend for investors or couples.”
— Owner review via 99.co
“River Valley Primary School catchment is a major draw for families. The location is excellent — Cold Storage and Great World in 5 minutes on foot, Robertson Quay in 10 minutes. This is the most walkable stretch of River Valley Road.”
— Resident comment via EdgeProp
“As an expat, River Valley was the obvious choice — close to Orchard, great food and cafés at Robertson Quay, Overseas Family School nearby. Stellar RV ticked all the boxes for my two-year stint. Freehold is a bonus for the landlord, not me, but the building is well-run.”
— Expatriate tenant review via SRX
The resident and tenant feedback pattern at Stellar RV is consistent with the development’s positioning: strong appreciation for the River Valley Road address, Great World City walkability, and post-TEL MRT connectivity; clear-eyed acknowledgement of compact unit sizes as the space trade-off; and consistent satisfaction with building management and the boutique, uncrowded feel of a 120-unit development. The tenant base is a mix of Singapore professionals, expatriate couples, and investment-property tenants — a profile well-matched to the unit configurations and address characteristics. Vacancy periods are short, consistent with River Valley Road’s historically tight rental market driven by the Orchard-adjacent lifestyle and international school proximity.
Strengths & Weaknesses
- Freehold title in District 10 — no lease decay, no CPF usage restrictions, no financing tenure caps
- Great World MRT (TE15) approximately 700m away — Thomson-East Coast Line direct to Orchard (2 stops), Outram Park interchange (2 stops), and eastern districts
- River Valley Primary School catchment at approximately 600m — one of D10’s most sought-after primary school addresses
- Great World City mall immediately accessible — Cold Storage, Giant, Golden Village, Fitness First all within 5–8 min walk
- Robertson Quay riverfront lifestyle — cafés, restaurants, bars, Singapore River promenade ~10 min walk
- Compact sub-$1.2M entry point for freehold D10 ownership — accessible absolute pricing for CCR freehold title
- ~3.5% gross yield implied — above-average for CCR freehold due to compact unit format and strong River Valley tenant demand
- Boutique 120-unit scale — pool, gym, BBQ facilities uncrowded; MCST management simpler; community cohesion stronger
- ISS International School and Overseas Family School within easy reach — strong expatriate tenant demand
- Orchard Road ~3 min by car; CBD ~10 min by car or 2 MRT stops via TEL to Outram Park then EW/NE lines
- Compact unit sizes: 1BR+Study at 452–506 sqft, 2BR at 517–614 sqft — not suited for families or those accustomed to HDB executive flat dimensions
- Limited facilities: no tennis court, no sky terrace, no large-scale lifestyle amenities deck compared to bigger neighbouring developments
- Small gym footprint consistent with 120-unit boutique scale — serious gym users will supplement at Great World City Fitness First
- Seven-storey height cap limits elevated views — no panoramic Singapore skyline sightlines
- Single-block 120-unit development: limited unit variety and floor plan diversity at resale; choice narrows quickly
- River Valley Road street-level noise for lower floors facing the road — units facing interior pool deck preferred
- No dedicated concierge or comprehensive smart-home features at this vintage — 2015 specification, not 2025 new-launch grade
- Alliance Land is a smaller developer — less brand premium than CDL, UOL, or CapitaLand at resale to brand-sensitive buyers
Verdict
Stellar RV’s investment thesis is straightforward and well-defined: freehold title, prime D10 River Valley Road address, compact 1- and 2-bedroom configurations with accessible absolute pricing, and a post-TOP connectivity upgrade via Great World MRT (TE15) that has structurally improved the development’s commuter profile. At $1,871 PSF freehold in District 10, the development is not cheap by absolute measure — but it is rationally priced for what it delivers on the CCR freehold spectrum, and the absolute quantum sub-$1.2 million for most units keeps it accessible to a wide buyer pool, including ABSD-exempt Singaporeans and Permanent Residents buying first or second properties.
The gross yield profile is genuinely competitive for the CCR segment. At average rents of $3,202 per month against average pricing of $1,105,734, the implied gross yield is approximately 3.5% — above the typical CCR freehold 2.5–3.0% yield range and reflective of the compact unit format’s structural advantage: lower absolute rents attract a wider tenant pool (more competition per unit), while the smaller capital quantum drives a higher yield ratio. River Valley Road has historically demonstrated very low vacancy periods, driven by the expatriate and professional tenant base that prizes the Orchard-adjacent address, Great World walkability, and Robertson Quay lifestyle access.
The development’s primary risk factors are straightforward: compact units narrow the owner-occupier buyer pool at resale (future purchasers are mostly investors and singles/couples), and the facilities offering is modest relative to larger competing developments along the same corridor. Neither is a structural concern for a buyer who understands the product. The freehold title eliminates the lease-decay discount that affects a meaningful portion of the D10 inventory, and the boutique 120-unit scale keeps MCST costs manageable and common areas uncrowded — genuine operational advantages for an investment-hold property.
Stellar RV is the right answer for freehold D10 buyers who want River Valley address quality and Great World MRT access at sub-$1.2 million — accepting compact 1- and 2-bedroom proportions as the price of entry into the CCR freehold market at this quantum.
Against comparable D10 freehold two-bedroom products, Stellar RV’s PSF is competitive but not discounted. The development holds its own against newer competing projects precisely because the River Valley Road address, Great World City walkability, and TEL connectivity are durable value anchors. For long-hold investors, the freehold title and sub-$1.2 million price point are the thesis. For expatriate and professional tenants, the address, Great World mall access, and Robertson Quay proximity are the draw. The development’s boutique scale and low-density operation are the operational moat that keeps the asset from degrading over time.