The Iveria
Overview & Key Facts
The Iveria is an ultra-boutique 51-unit freehold condominium at Kim Yam Road in District 9, nestled within the River Valley corridor that bridges Robertson Quay and the Great World precinct. Completed in 2021, this low-rise development occupies a quiet residential pocket just steps from one of Singapore’s most vibrant lifestyle districts. With only 51 units across a compact site, The Iveria offers the kind of exclusivity and low-density living that is increasingly rare in the Core Central Region.
At an average transacted price of S$2,370,000 (approximately $2,642 psf), The Iveria sits in the mid-range of District 9 freehold condominiums — well below The Avenir ($3,190 psf) and River Green ($3,134 psf) but competitive with the broader River Valley resale market. The freehold tenure is the development’s most durable structural advantage: in a district where 99-year leasehold projects dominate new launches, The Iveria’s perpetual title means zero lease decay — a factor that compounds in value over decades, particularly as surrounding leasehold stock ages.
The investment profile, however, demands honest scrutiny. The Iveria’s profitability score of 20/100 is the headline number that prospective buyers must confront. Despite a respectable gross yield of 3.17% (average monthly rent of $6,376), the PSF trend has been volatile — $2,602 to $2,549 to $2,745 to $2,642 over recent quarters — suggesting a property that has struggled to establish a clear upward price trajectory. With only 40 transactions across its history, liquidity is inherently thin, and price movements are amplified by individual deal characteristics rather than broad market trends.
What The Iveria does offer is a compelling lifestyle proposition: three MRT stations within 700 metres, the Robertson Quay dining precinct at your doorstep, excellent school proximity, and the quiet intimacy of a 51-unit development where you will recognise your neighbours. For own-stay buyers who prioritise freehold tenure, walkability, and boutique living over capital appreciation, The Iveria is a proposition worth serious consideration.
Location & Connectivity
Kim Yam Road sits in a residential enclave between River Valley Road and Mohamed Sultan Road — a transitional zone where the quiet of landed housing meets the energy of Robertson Quay’s dining and nightlife strip. This is one of District 9’s most walkable addresses, and the numbers confirm it: The Iveria scores 79/100 on walkability, reflecting genuine pedestrian access to transit, dining, groceries, and schools without relying on a car.
The MRT connectivity is the location’s strongest practical asset. Great World MRT (Thomson-East Coast Line) is just 510 metres away — a 7-minute walk — providing direct access to Orchard, Marina Bay, and the future Woodlands North cross-border station. Somerset MRT (North-South Line) is 590 metres away, connecting to the entire Orchard Road shopping belt, City Hall, and Jurong East. Fort Canning MRT (Downtown Line) at 690 metres adds a third line, reaching Bugis, Bayfront, and Expo. Three MRT lines within a 700-metre radius is exceptional by any Singapore standard and gives The Iveria residents unmatched transit flexibility for a boutique development.
The Robertson Quay lifestyle precinct is a 5–8 minute walk south. Restaurants like Super Loco, Publico Ristorante, and Merci Marcel line the Singapore River waterfront, offering the al fresco dining culture that draws expatriates and professionals to this area. Great World City mall — anchored by Cold Storage, a cinema, and diverse retail — is a 7-minute walk for everyday errands. For groceries closer to home, Valley Point’s Cold Storage is within easy reach.
For families, the school proximity is notably strong. Fairfield Methodist Primary School is just 210 metres away — a 3-minute walk that eliminates the school-run stress entirely. Kheng Cheng School is 480 metres away. Both fall within the 1-km priority enrollment zone, a genuine advantage for parents navigating Singapore’s competitive primary school registration system.
Drivers benefit from proximity to the Central Expressway (CTE) and Havelock Road, with the CBD reachable in approximately 10 minutes and Orchard Road in 5 minutes. The Singapore River promenade also offers a scenic cycling and jogging route connecting Robertson Quay to Marina Bay — a lifestyle commute option for those working in the financial district.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | ~1.1 km |
| Singapore Management University | tertiary | ~1.3 km |
| Outram Secondary School | secondary | ~1.3 km |
| Gan Eng Seng School | secondary | ~1.5 km |
| Gan Eng Seng Primary School | primary | ~1.6 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.6 km |
Facilities
The Iveria’s facilities must be assessed through the lens of its 51-unit scale. This is not a development that competes on facility count or resort-style amenity programming — it is a boutique condominium where the emphasis is on quality of shared spaces rather than quantity of features. Expectations should be calibrated accordingly.
The development provides the essential amenity set: a swimming pool, a gymnasium, and a communal lounge area. For 51 units, these core facilities deliver a favourable resident-to-amenity ratio — the pool will never be crowded at 7am, and the gym is unlikely to have equipment queues during peak hours. This is the tangible daily advantage of ultra-boutique living: shared spaces that feel genuinely available rather than perpetually contested.
What The Iveria lacks is the breadth of facilities found in larger developments. There is no sky terrace, no tennis court, no function room for private events, no dedicated children’s playground, and no commercial podium with integrated retail. Residents who value comprehensive on-site amenities — the kind offered by nearby Irwell Hill Residences (540 units) or The Robertson Opus (348 units) — will find The Iveria’s offering minimal.
The counterargument is location substitution. The Iveria sits within walking distance of Robertson Quay’s extensive dining and entertainment ecosystem, Great World City’s retail and cinema offerings, and the Singapore River promenade for outdoor recreation. The neighbourhood effectively serves as an extended amenity deck — one that is professionally managed, continuously refreshed, and open to the public. For residents who prefer to swim in a quiet pool, work out in a shared gym, and then walk five minutes to a waterfront restaurant, The Iveria’s focused amenity approach is sufficient.
The maintenance fees for a 51-unit development are worth considering. Fewer units sharing common area costs means higher per-unit contributions, and without the economies of scale enjoyed by 300+ unit developments, residents should expect maintenance fees that are proportionally higher than district averages. This is the financial trade-off for boutique exclusivity.
Pricing & Market Position
Based on 40 recorded transactions, sale prices range from $2,216,000 to $2,630,000, averaging $2,369,675 (~$2,642 psf).
Rents range from $5,800 to $7,200 per month across 27 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 1.5% (from $2,602 to $2,642 psf).
Neighbourhood Comparison
The Iveria competes in the District 9 River Valley corridor, where several higher-profile developments offer contrasting value propositions. Each comparison illuminates what The Iveria does — and does not — deliver.
Irwell Hill Residences ($2,726 psf) is the most frequently compared alternative, offering 540 units across two 36-storey towers by CDL near Great World MRT. At just $84 psf above The Iveria, Irwell Hill delivers dramatically more facilities (50-metre lap pool, tennis court, sky terraces, function rooms), higher floors with city views, and the scale economies that keep maintenance fees manageable. However, Irwell Hill is 99-year leasehold — a fundamental difference that compounds over holding periods exceeding 20 years. For buyers with a 10-year investment horizon, Irwell Hill is the pragmatic choice; for those thinking generationally, The Iveria’s freehold tenure is the superior long-term asset.
River Green ($3,134 psf) is a newer development with Singapore River frontage and premium pricing to match. At $492 psf above The Iveria, River Green commands a substantial premium for its waterfront positioning and contemporary design. Like Irwell Hill, it is 99-year leasehold. Buyers choosing between River Green and The Iveria are essentially deciding whether river views and newer facilities justify a ~19% premium with a depreciating lease, or whether freehold tenure and a lower entry price outweigh the lifestyle polish of a newer development.
The Avenir ($3,190 psf) is the closest freehold comparable — a 376-unit development on River Valley Close that is now essentially sold out. At $548 psf above The Iveria, The Avenir offers a larger development with more comprehensive facilities, a premium developer pedigree (GuocoLand and Hong Leong), and a more established resale market. For buyers who missed The Avenir and want freehold tenure in River Valley, The Iveria represents a more accessible entry point — albeit with significantly fewer amenities and a fraction of the unit count.
The Robertson Opus ($3,363 psf) is the newest entrant in the corridor — a 348-unit mixed-use development with a 999-year lease (effectively freehold) and an integrated commercial podium. At $721 psf above The Iveria, Robertson Opus offers a dramatically different proposition: 60+ facilities, 240-metre rooftop garden, curated retail, and brand-new construction with TOP in 2029. For buyers who want freehold tenure with full-scale amenities and are willing to pay the premium (and wait for TOP), Robertson Opus is the aspirational choice. The Iveria counters with immediate occupancy, a lower entry price, and the simplicity of an established development with no construction risk.
The Iveria’s competitive position is clear: it is the most affordable freehold entry point in the River Valley corridor, with unmatched MRT accessibility. It trades scale, facilities, and capital appreciation potential for tenure permanence, boutique intimacy, and a proven living environment. The right buyer knows exactly what they are getting — and what they are giving up.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE IVERIA | Freehold | 2021 | 51 | $2,642 |
| 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 THE IVERIA across multiple dimensions.
What Residents Say
The Iveria reached TOP in 2021 and has been occupied for several years, giving residents a lived-in perspective on the development’s daily realities. The ultra-boutique scale shapes every aspect of the resident experience.
“The biggest advantage of living here is the quiet. Fifty-one units means you genuinely know your neighbours, the pool is never crowded, and the lobby is calm. After years in a 500-unit condo where the lift lobby felt like a train station during rush hour, the difference is night and day.”
— Resident observation, property forum discussion
“Three MRT stations within walking distance is not marketing spin — I use Great World for the Thomson Line to get to work in Woodlands, my wife takes Somerset on the North-South Line to Orchard, and we use Fort Canning on the Downtown Line when heading to Marina Bay on weekends. Having options when one line is disrupted is genuinely useful.”
— Resident feedback, property discussion forum
“Robertson Quay dining is a 5-minute walk, Great World City handles groceries and errands, and Fairfield Methodist is literally across the street for school drop-off. Day to day, you don’t need a car. We kept ours but use it maybe twice a week.”
— Resident observation, neighbourhood review
“The facilities are basic — pool, gym, that’s about it. If you want function rooms, tennis courts, and a sky garden, this isn’t the place. But with only 51 units sharing the pool, I swim every morning at 6:30am completely alone. That’s worth more to me than a sky lounge I’d never use.”
— Resident feedback, property review platform
The recurring themes in resident feedback are consistent: the boutique scale delivers genuine privacy and low congestion, the location is exceptionally well-connected, and the limited facilities are an accepted trade-off rather than a complaint. Residents who chose The Iveria typically did so deliberately, prioritising the neighbourhood and tenure over on-site amenities — and their satisfaction reflects that alignment of expectations.
Strengths & Weaknesses
- Freehold tenure — zero lease decay, perpetual title that compounds in value as surrounding 99-year stock ages
- Three MRT stations within 700m (Great World 510m, Somerset 590m, Fort Canning 690m) — exceptional tri-line access
- Ultra-boutique 51 units — genuine privacy, low congestion at shared facilities, recognise-your-neighbours community
- Fairfield Methodist Primary School just 210m away — within 1km priority enrollment zone
- Robertson Quay lifestyle precinct within 5-minute walk — waterfront dining, cafes, and entertainment
- Respectable gross yield of 3.17% with average rent of $6,376/month — confirmed rental demand in corridor
- Most affordable freehold entry in River Valley corridor at $2,642 psf — below The Avenir ($3,190) and Robertson Opus ($3,363)
- Completed 2021 — immediate occupancy, no construction risk, proven living environment
- Walkability score 79/100 — daily errands, transit, dining, and schools accessible on foot
- Great World City mall within 7-minute walk — Cold Storage, cinema, and diverse retail
- Profitability score 20/100 — volatile PSF trend ($2,549–$2,745) with no sustained upward trajectory
- Minimal facilities — pool and gym only, no tennis court, function room, sky terrace, or children's playground
- Only 40 lifetime transactions — thin liquidity means longer selling periods and wider bid-ask spreads
- Higher per-unit maintenance fees — 51 units sharing common costs without economies of scale
- Investment score 59/100 — modest capital appreciation prospects relative to larger CCR developments
- En-bloc score 44/100 — freehold ultra-boutique site unlikely to attract collective sale interest for decades
- Low-rise development — no high-floor panoramic views compared to 36-storey towers like Irwell Hill
- No integrated commercial component — unlike Robertson Opus, daily conveniences require leaving the development
- Kim Yam Road slightly offset from the immediate Robertson Quay waterfront — not a direct riverfront address
Verdict
The Iveria is a development whose appeal is specific and whose limitations are equally clear. It is not a property for everyone, and that is precisely the point. The 51-unit freehold in a walkable District 9 location with three MRT lines within 700 metres — this is a combination that exists almost nowhere else in Singapore at this price point.
The investment case is mixed. A gross yield of 3.17% is respectable for a CCR freehold, and the average rent of $6,376/month confirms genuine rental demand in the River Valley corridor. However, the profitability score of 20/100 tells a sobering story: capital appreciation has been inconsistent, with PSF values oscillating between $2,549 and $2,745 rather than establishing a sustained upward trend. The investment score of 59/100 and en-bloc score of 44/100 further suggest that The Iveria is not the property to buy if your primary objective is maximising returns. With only 51 units on a freehold site, the en-bloc arithmetic is challenging — the per-unit land value would need to be extraordinary to motivate collective sale, and at just 4 years old, the development is decades away from the age profile that typically triggers en-bloc interest.
The competitive landscape underscores both The Iveria’s value and its constraints. Irwell Hill Residences at $2,726 psf offers substantially more facilities and scale, but on a 99-year lease that will erode over time. River Green at $3,134 psf delivers newer river-facing units, again on 99-year tenure. The Avenir at $3,190 psf is the closest freehold comparable but at a significant premium. The Iveria at $2,642 psf is the most affordable freehold entry point in this corridor — a genuine value proposition for buyers who understand and prioritise perpetual tenure.
The walkability score of 79/100 is strong but not elite, reflecting the slight offset from the immediate Robertson Quay waterfront. The school proximity (Fairfield Methodist Primary at 210m) is a standout feature that will resonate with young families navigating Primary 1 registration. The three-MRT-line access is objectively excellent and arguably the single strongest practical advantage of this address.
For own-stay buyers who want freehold tenure, boutique privacy, exceptional transit access, and a River Valley lifestyle at a sub-$2,700 psf entry — and who accept that capital growth may be modest and liquidity thin — The Iveria deserves a place on the shortlist. For investors seeking strong capital appreciation or high-yield rental plays, the numbers point elsewhere.