Valley Mansion
Valley Mansion is a freehold condominium located in District 9 (Orchard, Cairnhill, River Valley), part of the Core Central Region (CCR). Completed in 1970, the development comprises 10 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
VALLEY MANSION is a freehold condominium at OXLEY ROAD in District 9 (CCR), developed by , comprising 10 units, completed in 1970.
Location & Connectivity
VALLEY MANSION is approximately 490m from Somerset MRT station, with 19 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Somerset | North-South Line | 490m |
| Fort Canning | Downtown Line | 620m |
| Dhoby Ghaut | North-South Line | 640m |
| Dhoby Ghaut | North-East Line | 640m |
| Dhoby Ghaut | Circle Line | 640m |
| Great World | Thomson-East Coast Line | 710m |
Schools & Education
16 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 360m |
| Kheng Cheng School | Primary | 680m |
| ACS (Junior) | Primary | 950m |
| Singapore Management University | Tertiary | 1.1 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| School of the Arts | JC | 1.4 km |
| NPS International School | International | 1.5 km |
| Outram Secondary School | Secondary | 1.5 km |
Market Position
VALLEY MANSION has recorded 3 sales at an average price of $2,012,667.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,648 psf | — |
| 2023 | 1 | $1,753 psf | ↑ 6.4% |
| 2025 | 1 | $1,891 psf | ↑ 7.9% |
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VALLEY MANSION prices sit at a fresh series high after a 7.9% gain on the prior period, now 14.8% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.3 as of June 2026 — up 0.9% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,731 psf | 585 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,139 psf | 494 |
| RIVER MODERN | 99 years leasehold | $3,243 psf | 427 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 10 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1970, the development is over 56 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold. Located ~489m from Somerset MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) should probably look elsewhere. TOP 1970 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
VALLEY MANSION is a freehold development in District 9 (CCR), with 10 units, offering a gross yield of 2.3%.
At ~$1,891 psf, it reflects its premium CCR positioning.
Explore the full VALLEY MANSION dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing VALLEY MANSION against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (880m away), an upgrader gap of about $900,000
- Bukit Merah — 4-room average $894,787 (1.1 km away), an upgrader gap of about $1,100,000
- Kallang/whampoa — 4-room average $882,887 (1.7 km away), an upgrader gap of about $1,150,000
FAQ
What is the average PSF for VALLEY MANSION?
Is VALLEY MANSION freehold?
What is the rental yield for VALLEY MANSION?
Which MRT is nearest to VALLEY MANSION?
Sources & Next Steps
- VALLEY MANSION Dashboard — Live charts and analytics
- URA — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 44 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2025 · 3 records analysed · Source: URA private-sale caveats