Yong An Park
Overview & Key Facts
Yong An Park is a 288-unit freehold condominium at 325–333 River Valley Road in District 9, completed in 1986 by Riverview Development Pte Ltd. Spread across five residential blocks on a generous site straddling one of Singapore’s most prestigious riverfront addresses, it stands as one of the earliest large-scale private condominium developments in the River Valley precinct — predating the intensified D9 development wave of the 1990s and 2000s by a full decade.
The development’s tenure story is straightforward: fully freehold, with no lease decay to manage. In a D9 market where landmark neighbours such as Rivière are 99-year leasehold and even well-regarded developments like Valley Park carry 999-year tenures from the colonial era, Yong An Park’s freehold title is a permanent asset. The land value embedded in this River Valley address — roughly midway between Orchard Road and the Robertson Quay lifestyle corridor — is unconstrained by any expiry horizon.
At an average transacted PSF of approximately $2,178 and an average absolute price of $6,279,705, Yong An Park is an ultra-luxury segment address by any measure. The implied average unit size of approximately 2,880 sqft confirms what the unit mix data makes clear: this is a development built to a 1980s luxury standard where spaciousness was the primary differentiator, not PSF efficiency. A 3-bedroom unit here can approach 4,661 sqft at the upper range; a 4-bedroom can reach 6,814 sqft; the 5-bedroom configuration exceeds 7,700 sqft. These are landed-equivalent floorplates delivered in a managed condominium format.
With approximately $9,426 per month in average rental and a robust pool of expatriate corporate tenants drawn to the River Valley corridor, Yong An Park generates strong rental cash flows relative to comparable D9 freehold addresses. The development’s history of consistent occupancy by ambassadors, senior corporate executives, and expatriate families from the embassies of the Nassim Hill–River Valley belt underscores a tenant profile that few CCR condominiums can match.
Location & Connectivity
Yong An Park occupies 325–333 River Valley Road — a River Valley address that sits at the intersection of two of Singapore’s most coveted residential geographies: the prime CCR belt of District 9 to the north, and the Singapore River–Robertson Quay lifestyle corridor to the south. The site faces River Valley Road directly, a wide tree-lined arterial that connects Orchard Road to the west with Clarke Quay and the CBD to the east. This east–west connectivity, combined with the development’s proximity to the Central Expressway, makes Yong An Park one of the best-connected large condominium sites in the D9 precinct.
MRT access was transformed by the opening of Great World MRT (TE15) on the Thomson-East Coast Line in 2022. Great World MRT is approximately 190 metres from Yong An Park — effectively at the doorstep, a sub-3-minute walk. From Great World, residents have direct services southbound to Havelock, Maxwell, Shenton Way, and the Marina Bay financial district, and northbound to Orchard (one stop), Newton, and the upper Thomson corridor. The TEL also provides cross-platform interchange at Orchard with the North South Line (NS22) for CBD and Changi Airport connections. For a 1986-vintage development, the arrival of a TEL doorstep station is a material post-completion infrastructure upgrade that has permanently recalibrated Yong An Park’s connectivity rating.
The lifestyle geography around Yong An Park is outstanding. Great World City mall — featuring Cold Storage, Robinson’s, and a comprehensive F&B and lifestyle offering — is 342 metres away, a 4-minute walk. The Robertson Quay–Clarke Quay entertainment strip along the Singapore River is a 10–15 minute walk east. Orchard Road is a 5-minute drive or one MRT stop north. Fort Canning Park, one of Singapore’s most beloved heritage green spaces, is a 10-minute walk away and offers daily joggers, weekend markets, and cultural events. For families, River Valley Primary School is 251 metres from the development — among the closest primary school distances achievable in the CCR.
The River Valley corridor is also home to the American Club, the Tanglin Club, and Singapore Island Country Club’s city facilities — the private club ecosystem that defines the expatriate and HNW residential geography of this precinct. Residents of Yong An Park are embedded in the same address band as the embassies clustered on Nassim Road and Grange Road, and the lifestyle infrastructure of this corridor reflects that demographic: international schools, medical specialists, private clubs, and premium retail all within a 1–2 km radius.
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 |
| Gan Eng Seng School | secondary | ~1.1 km |
| Gan Eng Seng Primary School | primary | ~1.1 km |
| Outram Secondary School | secondary | ~1.2 km |
| ACS (Junior) | primary | ~1.4 km |
| St. Anthony's Primary School | primary | ~1.6 km |
| Chatsworth International School (Orchard) | international | ~1.6 km |
Facilities
For a 1986-vintage development, Yong An Park’s facilities deck is comprehensive: swimming pool, gymnasium, tennis courts, squash court, BBQ areas, clubhouse, children’s playground, putting green, fitness corner, and 24-hour guarded security with covered car parking. The inclusion of a squash court and a putting green — both rare in Singapore condominiums of any era — reflects the development’s original positioning as a flagship luxury address aimed at diplomatic and corporate tenant demand.
The five-block site gives Yong An Park a low average density relative to its 288 units: there is genuine green space and separation between blocks, mature landscaping developed over nearly four decades, and a resort-like ground-level environment that newer single-tower developments on tighter D9 land parcels cannot replicate. The pool area benefits from mature tree canopy on multiple sides, creating a sheltered and private environment. Tennis and squash courts serve a resident profile that skews heavily toward active adults, and the putting green is a distinctly premium amenity that has historically resonated with the Japanese, Korean, and European corporate executive tenant segment.
“The facilities here are very well maintained and the pool is gorgeous — shaded by mature trees and never crowded. The squash court is a real bonus. For a development of this age and this address, it is genuinely impressive.”
— Resident review via PropertyGuru
The development’s MCST management benefits from a relatively stable long-term resident and tenant community — a function of the premium unit sizes and absolute price points that filter for long-term occupants rather than short-tenure transient tenants. Common area maintenance is consistently rated positively, and the 24-hour security infrastructure is described as professional and discreet — qualities appropriate to a development that has historically housed ambassadors and C-suite executives.
Unit Sizes & Layout
Yong An Park’s unit mix represents the most architecturally spacious residential offering in the River Valley precinct. The development spans configurations from 2-bedroom (from approximately 1,023 sqft) through 3-bedroom (1,722–4,661 sqft), 4-bedroom (3,175–6,814 sqft), and 5-bedroom (approximately 7,739 sqft) at the apex. At an average transacted size of approximately 2,880 sqft implied by the $6,279,705 average price at $2,178 PSF, Yong An Park’s typical unit is more than double the floor area of a benchmark new-launch 3-bedroom in D9 today.
The 3-bedroom range deserves particular attention: the upper end of the 3-bedroom configuration at 4,661 sqft is effectively a large family apartment with dimensions that approach a terrace house. These configurations typically feature separate dining and living areas, a dedicated study or family room, a domestic helper’s room with attached bathroom, and master suites with walk-in wardrobes and large en-suite bathrooms — a spatial programme that simply does not exist in Singapore condominium new launches post-2000. For tenants who have previously occupied embassy residences, expatriate bungalows, or large service apartments in the D9–D10 corridor, these units provide an equivalent spatial experience at a fraction of the monthly cost of a comparable landed rental.
The 4-bedroom configurations (3,175–6,814 sqft) and the 5-bedroom apex unit (~7,739 sqft) operate in a segment of the Singapore private residential market with virtually no new supply. The 2024 and 2025 launches in D9 — The Avenir, Riviere, River Green — offer 4-bedroom units in the 1,500–2,000 sqft range at $3,000–$4,000 PSF. A 6,814 sqft 4-bedroom at Yong An Park at $2,178 PSF trades at approximately $14.8 million — an absolute price that reflects its true luxury calibre while delivering a per-sqft rate meaningfully below what new launches in the same district achieve for units a third of the size.
The five-block layout and generous site area mean that most units enjoy green outlook rather than direct road-facing exposure. Upper floors benefit from elevated views across the River Valley precinct toward the Orchard skyline to the north or toward the Singapore River and Robertson Quay to the southeast — sight lines that are progressively becoming rarer as the precinct densifies with new residential towers. Unlike single-block high-rise developments, Yong An Park’s five-block configuration distributes the 288 units across multiple orientations, giving buyers and tenants meaningful choice in aspect and outlook.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,119 | $2,166,667 |
| 4 BR | 5 | $2,211 | $3,874,000 |
| 5 BR | 22 | $2,187 | $7,948,193 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $2,000,000 to $15,000,000, averaging $6,279,705 (~$2,356 psf).
Rents range from $3,000 to $23,500 per month across 340 rental transactions. Current rental yield sits at approximately 1.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 8.7% (from $1,994 to $2,168 psf).
Neighbourhood Comparison
The most direct comparable for Yong An Park is Valley Park on Kim Seng Road — a 616-unit development on a 999-year lease from 1885 (effectively freehold for practical purposes), completed in 1995. Valley Park offers comparable River Valley access, similar vintage unit proportions, and a larger pool of comparable-size 3- and 4-bedroom configurations. Valley Park transacts at a modest PSF discount to Yong An Park, reflecting Yong An Park’s stronger locational position directly on River Valley Road with Great World MRT at the doorstep versus Valley Park’s Kim Seng Road address further from the TEL.
The Avenir at River Valley Close represents the premium new-launch benchmark in the immediate precinct: 376 units, freehold, completed 2024 by GuocoLand and Hong Leong Holdings, with an average PSF of approximately $3,468. The Avenir offers contemporary finishes, modern facilities, and fresh construction — at roughly a $1,290 PSF premium over Yong An Park. The trade-off is stark: Avenir delivers 3-bedroom units at approximately 1,130–1,528 sqft; Yong An Park’s 3-bedroom range starts at 1,722 sqft and extends to 4,661 sqft. For buyers who specifically need large floorplates — a frequent requirement for senior corporate executives relocating from larger markets — the Avenir simply does not compete on space regardless of its finish quality.
Martin Place Residences on Martin Road is a 302-unit freehold development completed in 2011, averaging approximately $2,699 PSF. Martin Place offers a slightly newer vintage (2011 vs. 1986), comparable D9 CCR positioning, and unit sizes that, while larger than new launches, are smaller than Yong An Park’s spacious configurations. At $521 PSF above Yong An Park, the premium reflects the newer construction vintage and reduced renovation need — buyers making this comparison should evaluate whether the renovation differential plus the space differential justifies staying at Yong An Park over moving to a turn-key Martin Place unit.
Rivière at Jiak Kim Street by Frasers Property is the D9 riverfront new-benchmark: 455 units on a 99-year leasehold from 2018, averaging approximately $2,944 PSF. Rivière delivers stunning river frontage views, a hotel-grade facilities deck including a 50m lap pool and sky garden, and a contemporary 2020 vintage. However, its leasehold status means buyers sacrifice the permanent title that Yong An Park’s freehold delivers, and its unit sizes (2-bedroom at ~650 sqft to 4-bedroom at ~2,000 sqft) are in an entirely different spatial league versus Yong An Park’s 2,880 sqft average. At a higher PSF on a leasehold basis, Rivière serves a different buyer segment: those who prioritise views and contemporary design over space and permanent title.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| YONG AN PARK | Freehold | 1986 | 288 | $2,356 |
| 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 YONG AN PARK across multiple dimensions.
What Residents Say
“We have lived here for six years and have no plans to leave. The apartment is massive by Singapore standards — we have a dedicated home office, a large dining room, and a master suite that you simply cannot find in any new launch. Great World MRT is three minutes’ walk. For our family, this is perfect.”
— Owner review via PropertyGuru
“My company has housed our senior executives here for over a decade. The units are the right size for families relocating from London or New York — they don’t feel like they’ve downsized from a house. Great World City is literally downstairs, and Orchard is one MRT stop. We keep renewing.”
— Corporate tenant via 99.co
“The squash court and putting green are genuinely used here — I play squash three times a week and never have to wait. The pool and gardens are beautiful. Management is professional and responsive. For an older development this is very well run.”
— Resident comment via SRX
“River Valley Primary School is a 3-minute walk for our children. Great World MRT is closer than most. For a family that needs a large apartment in a convenient D9 location, Yong An Park still beats everything nearby on sheer space. The renovation was substantial but worth it.”
— Resident review via EdgeProp
The resident profile at Yong An Park is consistent and distinctive: senior expatriate executives on corporate housing allowances, diplomatic personnel from the Nassim Hill embassy cluster, Singaporean HNW families who have owned units for decades, and multinational corporations using units as long-term executive accommodation. Unlike investment-oriented CCR condominiums with high turnover compact units, Yong An Park’s resident community is characterised by long tenancy periods, professional discretion, and a shared appreciation for the specific combination of space, address, and mature community that the development provides. The MCST benefits from this stability: active management committees, well-maintained common areas, and a development culture that prioritises the residential environment over short-term cosmetic upgrades.
Strengths & Weaknesses
- Freehold title — no lease decay, permanent D9 River Valley ownership with no CPF or financing restrictions
- Great World MRT (TE15) approximately 190m away — 2022-opened Thomson-East Coast Line at the effective doorstep, one stop to Orchard
- Ultra-large unit sizes: 3BR from 1,722 sqft (to 4,661 sqft), 4BR from 3,175 sqft (to 6,814 sqft) — irreplaceable spatial standard in D9
- Prime River Valley Road address — equidistant from Orchard Road and Robertson Quay, established ultra-luxury residential corridor
- River Valley Primary School 251m away — one of Singapore’s most coveted primary school addresses for ballot-priority catchment
- Great World City mall 342m away — daily F&B, groceries, and lifestyle retail within 4-minute walk
- Comprehensive facilities for a 1986 vintage: pool, gym, tennis courts, squash court, putting green, BBQ, 24-hour security
- High-quality tenant pool: corporate housing, diplomatic missions, senior expatriate executives — low vacancy risk and long tenancy periods
- $9,426/month average rent — strong absolute rental income supported by D9 corporate demand
- En-bloc optionality: freehold River Valley site with aging buildings and rising land values creates plausible collective sale upside over the medium term
- 1986 vintage: kitchens, bathrooms, and fittings in original condition require substantive renovation investment ($200k–$400k+ for large units)
- Gross yield compressed at approximately 1.8% — characteristic of ultra-luxury CCR, not a yield-optimisation investment
- High absolute entry price ($6.3M average) limits buyer pool and slows resale liquidity relative to sub-$3M D9 condos
- No Singapore River or city skyline views from ground-to-mid-floor units — site is set back from the riverfront corridor
- Older facilities aesthetic: facilities infrastructure dates from 1986 and lacks the hotel-grade amenity deck of post-2010 CCR developments
- Five-block mid-rise layout means no panoramic high-floor tower views available — upper floors limited in height versus newer high-rise neighbours
- Variable unit renovation quality across 288 units — buyers must inspect individually; unit condition is inconsistent across the development
- Limited new en-bloc precedent — prior attempts have not succeeded; collective sale remains a medium-to-long-term prospect, not an imminent catalyst
Verdict
Yong An Park’s investment case is built on three structural pillars: a freehold River Valley D9 address with no tenure constraints; an ultra-large unit stock that is entirely irreplaceable by new supply; and a doorstep MRT connection (Great World TEL, 190m) that arrived post-TOP and has permanently upgraded the development’s connectivity profile. Together, these pillars define a genuinely distinctive asset in a D9 market that is otherwise well-supplied with new launches offering contemporary finishes but compact floorplates and leasehold tenures.
The $2,178 PSF average sits at a visible discount to the newest D9 launches. The Avenir (freehold, 2024) averages approximately $3,468 PSF. River Green (2025 launch, 99-year leasehold) opened from approximately $2,760 PSF. Even Martin Place Residences (freehold, 2011) averages approximately $2,699 PSF. At $2,178 PSF on a freehold title, Yong An Park trades at a vintage discount that reflects its 1986 construction age and the renovation investment required for many units — but the absolute price quantum ($6.3M average) makes clear this is not a value-segment play; it is a luxury segment position for buyers who specifically value the combination of space, tenure, and address over contemporary finishes.
The rental market case is compelling. At $9,426 per month average rent against a $6,279,705 average price, the implied gross yield is approximately 1.8% — characteristic of ultra-luxury CCR condominiums where absolute rents are high but yields are naturally compressed by the asset price quantum. The tenant pool is among the highest-quality achievable in Singapore residential: corporate housing allowances from multinationals and diplomatic missions regularly extend to $10,000–$20,000 per month for senior expatriate executives, and the River Valley–Orchard corridor is the primary target geography for that demand. Long-term tenancy relationships of 3–5 years are common, providing stable income with minimal vacancy risk.
Yong An Park is the right answer for HNW owner-occupiers and institutional investors who want irreplaceable space, a permanent freehold D9 title, and a Great World TEL doorstep in a mature development with a four-decade track record of premium tenant demand — and who are prepared to invest in renovation to bring a unit to contemporary specification.
The development’s en-bloc potential is a latent capital catalyst worth monitoring. A 288-unit freehold site on River Valley Road — at roughly 160,000–200,000 sqft of land area based on the site’s five-block configuration — carries substantial redevelopment value under URA’s River Valley Road masterplan. Prior en-bloc attempts in the precinct have not succeeded due to the 80% consent threshold, but the combination of aging buildings (40 years old in 2026), long-term owner profiles, and rising replacement development land values creates structural pressure that makes a collective sale increasingly viable over the next decade. This optionality should be viewed as upside rather than a base-case thesis.