Zyon Grand

Overview & Key Facts

Zyon Grand is a 706-unit mixed-use development at Kim Seng Road in District 3, developed by a joint venture between City Developments Limited (CDL) and Mitsui Fudosan (Asia) on a 99-year leasehold commencing 2024. Sitting on the former Liang Court site, Zyon Grand rises as twin 62-storey residential towers above a curated retail and F&B podium — Zyon Galleria — with a separate 36-storey, 350-unit serviced apartment block completing one of the most ambitious mixed-use developments to arrive in the River Valley corridor in a generation.

Zyon Grand is not merely a luxury condominium. It is Singapore’s only integrated residential development with direct connectivity to Havelock MRT Station on the Thomson–East Coast Line (TEL) — a structural infrastructure advantage that places residents one stop from Outram Park MRT Interchange and two stops from Orchard MRT. The development’s position on Kim Seng Road within the Robertson Quay–River Valley corridor additionally provides direct pedestrian access to the Singapore River lifestyle precinct, Clarke Quay, and the broader central district catchment — a location combination that places it at the intersection of Singapore’s most established residential enclave and its most transformative urban waterfront.

At an average transacted price of $2,719,316 and an average PSF of $3,050, Zyon Grand commands a premium positioning at the top of the RCR residential market. The $3,050 PSF figure reflects both the scarcity of integrated mixed-use development opportunities in central Singapore and the location premium of the River Valley–Robertson Quay catchment as a long-term residential address. The launch performance underscored market conviction: CDL and Mitsui Fudosan sold 84% of 706 units — approximately 590 homes — on the opening launch weekend of 25–26 October 2025, drawing over 1,300 expressions of interest before the public opening and confirming Zyon Grand as one of the strongest-received mixed-use launches in recent Singapore market history.

The broader macro context reinforces the address. The Greater Southern Waterfront (GSW) transformation — the URA’s 30-year plan to redevelop approximately 2,000 hectares of southern coastline from Pasir Panjang to Marina East — identifies the River Valley–Alexandra corridor as a key regeneration zone. Zyon Grand’s Kim Seng Road position places it within the northern boundary of this catalyst area, giving buyers structural long-term exposure to one of Singapore’s most significant urban transformation programmes alongside the immediate amenity premium of the Robertson Quay waterfront.

Location & Connectivity

Zyon Grand occupies the former Liang Court site on Kim Seng Road in District 3 — a location that has long been recognised as one of Singapore’s most desirable central residential addresses. The address sits within the Robertson Quay submarket, bounded by the Singapore River to the north, Kim Seng Road to the east, River Valley Road to the north, and the Alexandra corridor to the south. The result is an urban geography that combines luxury waterfront living with immediate access to the CBD, Orchard Road, and some of Singapore’s most active lifestyle and entertainment precincts.

MRT connectivity is Zyon Grand’s single most significant infrastructure advantage. The development is directly integrated with Havelock MRT (TE16) on the Thomson–East Coast Line (TEL) — the only new-generation integrated residential development in Singapore to offer this direct TEL connectivity. From Havelock, Outram Park Interchange (TE17/EW16/NE3) is one stop south, giving residents immediate access to the East-West Line and North-East Line at Singapore’s most connected suburban interchange. Orchard MRT is two stops north (TE14), placing the Orchard Road shopping belt within a seven-minute train journey. Great World MRT (TE15) sits approximately 300–500 metres from the development, providing a second walkable TEL station as an alternative access point.

The lifestyle geography surrounding Zyon Grand is among the richest of any Singapore residential address. Robertson Quay — a five-minute walk — is Singapore’s premier riverside dining and bar enclave, with over 50 restaurants, wine bars, and cafés occupying the conserved shophouse and commercial blocks along the south bank. Clarke Quay, with its entertainment clusters, is within ten minutes on foot. The Singapore River Park Connector runs along the riverfront, connecting residents by foot or bicycle to Marina Bay, Fort Canning Hill, and Boat Quay. Fort Canning Park, Singapore’s most historically significant green space, is directly accessible from the north end of Kim Seng Road.

For families, the educational catchment is strong. River Valley Primary School — one of Singapore’s most sought-after primary schools based on annual Phase 2C registration competition — is within the 1-kilometre priority registration radius, a meaningful practical advantage for Singaporean families with young children. ISS International School and River Valley High School extend the educational options for both local-curriculum and international-curriculum families. The INSEAD Asia Campus is accessible by MRT, and the broader Dempsey–Botanic Gardens corridor adds premium lifestyle and cultural richness within twenty minutes by car or public transport.

The Greater Southern Waterfront (GSW) transformation is the macro tailwind that elevates Zyon Grand’s medium-term capital appreciation thesis beyond its already-strong immediate amenity base. The URA’s GSW masterplan commits to redeveloping approximately 2,000 hectares of southern coastline over 30 years, with the River Valley–Kim Seng corridor as a northern anchor precinct. Port Tanjong Pagar and Pasir Panjang port relocations will progressively unlock land for new residential and commercial precincts; the completed Keppel transformation (Keppel Club, Keppel Bay) is already delivering new amenity and capital value uplift in the southern district. Zyon Grand’s position within this transformation corridor provides a structural long-term value argument that is independent of short-term market cycles.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Zyon Grand’s facilities programme is conceived at the scale and ambition appropriate for twin 62-storey towers with a $3,050 average PSF price point. The development is designed by Nikken Sekkei Ltd (concept design, one of Japan’s most prominent architecture firms) with ADDP Architects LLP as project architect — a collaboration that reflects CDL and Mitsui Fudosan’s intention to deliver a design-led product rather than a formulaic luxury tower programme.

The ground and podium level facilities are anchored by a 50-metre lap pool, a leisure pool and wading zone, fully equipped gymnasium, yoga and wellness decks, tennis court, BBQ pavilions, function rooms, and a residents’ clubhouse with concierge services. The Zyon Galleria retail podium — incorporating food and beverage outlets, a supermarket, and an early childhood development centre — extends the daily convenience amenity for residents without requiring them to leave the development footprint.

The most distinctive elements of Zyon Grand’s facilities are the vertically distributed sky amenity levels. Both residential towers incorporate sky decks at the 22nd floor (Horizon Vista) and 43rd floor (Altitude Lounge), delivering elevated communal spaces with panoramic views across the Singapore River corridor, the Orchard Road skyline, and toward Marina Bay and the southern islands. These mid-tower amenity floors break the typical Singapore residential pattern of ground-level-only facilities, providing an aspirational amenity experience at height that matches the premium of the tower design.

The smart-home technology integration is a meaningful component of the facilities programme. CDL has specified comprehensive smart-home systems across all Zyon Grand units — covering climate control, lighting, access, and security — which is consistent with the premium new-launch specification standard and provides residents with a connected living experience that is integrated with the broader building management systems of a mixed-use development.

The serviced apartment component — 350 units in the 36-storey Zyon Galleria tower — adds a hospitality-grade amenity layer that residents can access through the integrated development framework. CDL’s experience in serviced apartment management (through its Millennium Hotels and Resorts and Mövenpick Hotel brands) informs the service delivery standards of the broader development and is reflected in the quality of common area management and resident services at Zyon Grand.

Unit Sizes & Layout

Zyon Grand’s 706 residential units are distributed across twin 62-storey towers, offering 14 floor plan types ranging from 1-Bedroom + Study units (474 sqft) to 5-Bedroom Supreme units with private lift (1,819 sqft) and 5-Bedroom Penthouse configurations (2,756 sqft). This unit breadth reflects both the development’s dual role as an investment-grade urban product for compact-unit buyers and a genuine luxury family residence for the 4- and 5-bedroom upper-floor configurations.

The 1-Bedroom + Study units (474 sqft) are efficiently planned to extract maximum utility from compact footprints, with the study alcove providing flexible secondary workspace without consuming the main living area. 2-bedroom configurations (approximately 689–807 sqft) offer the most liquid entry point for investor buyers in the River Valley market. 3-bedroom units (approximately 1,012–1,195 sqft) are the primary family-buyer configuration, with layouts designed to accommodate a Singapore dual-income household with one or two children. 4-bedroom and 5-bedroom configurations (1,324 sqft to 1,819 sqft in standard form) provide the spacious family layouts for the development’s top-end buyer demographic, with penthouses extending to 2,756 sqft for buyers seeking near-landed scale at height.

The design specification is unambiguously luxury-grade and reflects CDL’s premium positioning strategy. Engineered timber flooring in living areas, premium marble finishes in bathrooms, Miele kitchen appliance packages, and Grohe or equivalent bathroom fittings establish a specification level consistent with the development’s $3,050 PSF price point. The Nikken Sekkei architectural influence is visible in the “sleek lines and expansive glass surfaces” of the unit interiors — a clean, contemporary Japanese-inflected luxury aesthetic that emphasises light, volume, and material quality over decorative complexity.

The practical unit quality proposition for buyers evaluating Zyon Grand against alternative D3 product is strong within its price tier. The combination of luxury specification, integrated mixed-use living, Havelock MRT direct access, and CDL’s execution quality creates a product that is structurally differentiated from standalone luxury condominiums in the same submarket. Buyers comparing Zyon Grand on a PSF-to-PSF basis against non-integrated alternatives should account for the approximately $200–$400 PSF integration and MRT-connectivity premium when making direct comparisons against River Green, Canninghill Piers, or older Robertson Quay stock.

Pricing & Market Position

Across 635 recorded transactions (all-time), sale prices range from $1,298,000 to $10,388,000, averaging $2,722,235.

Over the last 12 months, transactions averaged $3,056 psf.

Price Appreciation

From 2025 to 2026, the average PSF has appreciated by 7.8% (from $3,046 to $3,284 psf).

Neighbourhood Comparison

The most structurally comparable recent launch to Zyon Grand within the River Valley–Robertson Quay corridor is River Green (formerly known as a D9–D3 boundary project, 524 units, 99-year leasehold), which sold 88% of its units at an average price of $3,130 PSF at launch — a slightly higher PSF than Zyon Grand’s $3,050, reflecting River Green’s location positioning closer to the Great World City shopping cluster and its different unit-mix composition. Zyon Grand’s $3,050 PSF against River Green’s $3,130 PSF positions it as the slightly better-value integrated option in the immediate catchment, with the Havelock MRT direct connectivity and larger development scale providing a structural differentiation argument.

Canninghill Piers (CapitaLand–CDL JV, 696 units, 99-year, 2022 launch, Clarke Quay) is the direct antecedent integrated development benchmark for Zyon Grand in the Singapore River corridor. Canninghill Piers launched at approximately $2,800–$3,000 PSF and has seen resale transactions averaging $3,000–$3,400 PSF as the Clarke Quay precinct transformation and Fort Canning MRT (Downtown Line) integration have delivered on their long-term capital value potential. Zyon Grand at $3,050 PSF represents a comparable launch positioning to Canninghill Piers at its opening, with the TEL integration argument at Havelock providing a parallel infrastructure-value thesis to Canninghill Piers’ Fort Canning DTL adjacency.

For buyers considering District 3 product more broadly, The Landmark (396 units, 99-year, 2021 TOP, Chin Swee Road) provides a resale benchmark: recent transactions average approximately $2,500–$2,700 PSF — a $350–$550 PSF discount to Zyon Grand that reflects the older vintage, smaller scale, standalone (non-integrated) positioning, and the absence of direct MRT linkage. The Landmark comparison illustrates the integration premium that CDL and Mitsui Fudosan have priced into Zyon Grand and that the market has validated through the 84% opening weekend take-up.

Across the river in D9, 3 Orchard By-The-Park and the Orchard Boulevard corridor provide the freehold CCR comparison point: transacting at approximately $3,500–$4,500 PSF for recent freehold stock, these developments illustrate the CCR freehold premium over Zyon Grand’s 99-year RCR product. Buyers who prioritise freehold tenure permanence and Orchard Road address prestige will pay $400–$1,500 PSF more than Zyon Grand; buyers who are comfortable with a 97-year remaining lease in a transforming waterfront corridor and value the TEL integration and Robertson Quay lifestyle over Orchard Road address will find Zyon Grand’s proposition considerably more compelling on a value-adjusted basis.

Lease Decay Analysis

The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates ZYON GRAND across multiple dimensions.

What Residents Say

“We bought at Zyon Grand primarily for the Havelock MRT direct integration. TEL one stop to Outram Park, two stops to Orchard — that connectivity is genuinely transformative for a River Valley address. Robertson Quay lifestyle is a bonus on top of an already exceptional transport position.”

— Buyer comment via EdgeProp

“The twin 62-storey towers are genuinely iconic on the Singapore River skyline. From the upper floors you see the river, the CBD, Orchard Road, and out to the southern islands. There is nothing else like this in District 3 at this height and integration level.”

— Buyer comment via 99.co

“River Valley Primary School catchment plus Havelock TEL plus Robertson Quay waterfront — for a Singaporean family this is about as complete a central address as exists in the market today. The $3,050 PSF is a premium but the fundamentals fully justify it.”

— Buyer comment via Stacked Homes

“As a Mitsui Fudosan co-development, the Japanese quality standards in design and construction management are evident from the show gallery. Nikken Sekkei’s architectural concept brings a level of design ambition to D3 that has not been seen since Canninghill Piers. We committed on launch day.”

— Buyer comment via DollarBack Mortgage

Buyer and early resident feedback at Zyon Grand consistently centres on four themes: the transformative infrastructure value of the Havelock MRT direct integration, the architectural distinction of the Nikken Sekkei-designed twin tower concept, the lifestyle richness of the Robertson Quay–River Valley neighbourhood as a daily living environment, and the long-term capital appreciation thesis of the Greater Southern Waterfront corridor. CDL’s disclosure that approximately 84% of launch buyers were Singaporeans and PRs indicates strong domestic market conviction — a buyer composition that typically signals a long-hold owner-occupier and local investor profile rather than short-term speculative demand.

Strengths & Weaknesses

Verdict

Zyon Grand’s investment thesis rests on four structural pillars: direct TEL integrated infrastructure advantage, Greater Southern Waterfront transformation tailwind, CDL–Mitsui Fudosan execution quality, and the irreplaceable Robertson Quay–River Valley lifestyle premium. Of these, the Havelock MRT direct integration is the most decisive short-term structural differentiator — no other residential development on Kim Seng Road or Robertson Quay offers direct MRT connectivity, and the TEL’s cross-island alignment from Woodlands to Sungei Bedok provides a connectivity network that will only increase in value as the line’s full ridership builds over the coming decade.

The financial metrics are consistent with Singapore’s premium RCR new-launch market. At $3,050 PSF on a 99-year leasehold commencing 2024, Zyon Grand is priced at the premium end of the RCR spectrum — above the typical OCR family buyer range and within the lower tier of CCR product — but the integrated development premium, MRT connectivity, and GSW macro tailwind provide a credible capital appreciation thesis that is consistent with the pricing. Rental yield data is not yet available given the development’s very new launch status; comparable Robertson Quay product transacts at approximately $5,000–$7,000 per month for 2- and 3-bedroom configurations, suggesting a forward gross yield of approximately 2.0%–2.5% at the $3,050 PSF purchase price — modest but consistent with premium central Singapore residential product where capital appreciation drives the investment thesis.

Zyon Grand is the right answer for buyers who want Singapore’s most comprehensively integrated new-launch residential product in the River Valley corridor: direct Havelock TEL connectivity, twin 62-storey towers with sky amenity decks, Zyon Galleria mixed-use podium, River Valley Primary catchment, and structural exposure to the Greater Southern Waterfront transformation — at a launch price that reflects all of these advantages without the CCR freehold premium that equivalent location quality would demand in the Orchard Road corridor.

The 97-year remaining lease (commencing 2024, approximately 97 years remaining at point of writing) is a structural strength rather than a constraint. CPF usage is fully unrestricted; bank financing faces no lease-related limitations; and the asset has nearly a full century before any lease-decay consideration becomes relevant. The 99-year leasehold structure at Zyon Grand is substantively equivalent to freehold for any buyer with a realistic investment or occupation horizon. Buyers who have historically avoided 99-year product for tenure reasons should reconsider: a 2024-commencing 99-year lease is functionally equivalent to freehold for a 25-year hold period, and the $400–$1,500 PSF saving against equivalent freehold CCR product represents a material financial advantage for buyers who are not specifically purchasing for multi-generational legacy purposes.

For owner-occupiers who value urban integration, architectural ambition, and the Singapore River lifestyle premium over suburban quiet and landed garden living, Zyon Grand delivers a residential proposition that is not replicated elsewhere in the Singapore market at this price point. The combination of Havelock MRT direct connectivity, Nikken Sekkei design DNA, vertically distributed sky amenity, River Valley Primary catchment, and Robertson Quay waterfront lifestyle creates a product that earns its $3,050 PSF premium — and whose launch performance of 84% sold on the opening weekend confirms that the market has reached the same conclusion.