Zyon Grand
Zyon Grand is the kind of launch that arrives once a cycle — a 1,079-unit CDL and Mitsui Fudosan joint venture on a landmark Zion Road riverfront parcel, with a TOP reported in 2025 and 628 sales already on the books per URA caveat data. In our review framework, that combination — tier-one Japanese-Singaporean developer pedigree, fresh 99-year tenure from 2024, dual-MRT walkability between Havelock (TEL) and Tiong Bahru (EWL), and direct frontage on the Singapore River — lands the project in the upper quartile of RCR launches we have rated this cycle. We score the location 8.5/10 and the project itself 8/10, with the principal caveat being absolute quantum: this is not an affordable entry into District 3, and the price-per-square-foot has to clear genuinely high benchmarks before resale upside compresses.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Built by the CDL-Mitsui Fudosan JV under the Altair Property and Vega Property entities, Zyon Grand occupies one of the most strategically located residential parcels released in the last decade — the Zion Road / Kim Seng riverfront site, classified RCR by URA, with the Singapore River curving along the development edge and the Havelock MRT (Thomson-East Coast Line) within a 5–7 minute walk for most stacks. The tenure is 99 years from 2024, leaving approximately 97 years of runway at TOP — a full lease window for CPF usage and bank financing across two complete ownership cycles. The 1,079-unit count places the project firmly in mega-launch territory, but the configuration is deliberately diversified across one to five-bedroom layouts plus a small allocation of penthouses. CDL’s track record at this scale and on this kind of waterfront brief — from Boulevard 88 to Amber Park — is unambiguously strong, and the Mitsui Fudosan stamp brings the kind of finish-quality discipline that has historically translated into resale premium versus same-grade peers. The project sits within a 10-minute walk of the Tiong Bahru hawker centre, Tiong Bahru Plaza, and the EWL via Tiong Bahru MRT — one of the few RCR locations offering genuine dual-line access on foot.
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.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Outram Secondary School | secondary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Cantonment Primary School | primary | ~1.4 km |
| Henderson Secondary School | secondary | ~1.5 km |
| River Valley Primary School | primary | ~1.7 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 31 | $2,927 | $1,386,032 |
| 1 BR | 118 | $3,025 | $1,792,055 |
| 2 BR | 277 | $3,053 | $2,440,551 |
| 3 BR | 116 | $3,122 | $3,327,362 |
| 4 BR | 85 | $3,024 | $4,478,259 |
| 5 BR | 1 | $3,907 | $10,388,000 |
Pricing & Market Position
Based on 628 recorded transactions, sale prices range from $1,298,000 to $10,388,000, averaging $2,718,911 (~$3,052 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 7.1% (from $3,045 to $3,261 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
| PROMENADE PEAK | 99 yrs lease commencing from 2024 | 2025 | 596 | $2,981 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
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.
- Dual-MRT walkability is genuinely rare in District 3. Havelock TEL and Tiong Bahru EWL within walking distance gives the project both Orchard-direction and Raffles Place / Tampines-direction one-seat rides — verify your specific stack’s walk times on our price heatmap before committing.
- Singapore River frontage carries durable scarcity premium. Riverfront stacks command a structural markup that has held through multiple cycles — benchmark against District 3 medians on our District 3 page.
- CDL-Mitsui Fudosan JV pedigree is top-tier. The combination of CDL’s local execution depth and Mitsui Fudosan’s Japanese finish discipline has historically translated into a 5–8% resale premium versus comparable RCR peers.
- Fresh 99-year tenure from 2024. ~97 years remaining at TOP is the longest-runway product available outside freehold — model the trajectory in our lease-decay calculator.
- Tiong Bahru lifestyle ecosystem is mature and irreplaceable. The hawker centre, indie cafe belt, and Tiong Bahru Plaza form one of Singapore’s most distinctive residential micro-markets — this is amenity that cannot be replicated by new supply.
- RCR positioning with CCR-adjacent connectivity. The TEL connects Havelock to Orchard in three stops, blurring the traditional RCR/CCR boundary for daily-commute purposes; compare quantum against true CCR peers in our comparison tool.
- Mega-scale facilities at 1,079 units. Expected to deliver the comprehensive amenity stack — multiple pools, function rooms, gym, riverfront landscape — that mid-scale projects in the same district cannot match.
- Absolute quantum is the dominant risk. Launch pricing on a parcel of this calibre clears benchmarks that materially constrain the buyer pool — stress-test affordability against MAS TDSR rules before assuming you qualify on your target stack.
- 1,079 units creates persistent secondary supply. Even at premium-grade execution, mega-scale means there is almost always a unit on the market — this compresses sub-3-year capital-gain narratives even when fundamentals are strong.
- Riviere sits next door as direct comparator. Frasers’ D3 riverfront project provides a near-identical thesis at a different price point — any pricing dislocation between the two will be arbitraged quickly by sophisticated buyers.
- School catchment is not Zyon Grand’s strength. Despite the location quality, primary-school options within 1km are limited versus traditional family enclaves — families should verify on OneMap for their specific stack.
- ABSD friction on foreign buyers is severe. 60% ABSD per IRAS rules on a premium-quantum project means the foreign-buyer pool is structurally thin — this affects rental-market depth at the top of the layout stack.
- Construction-cycle finish risk. First TOP cycle on a mega-scale waterfront brief always carries defect-liability friction — first-year owners should budget for active engagement with the developer’s defect process.
This project is built for four distinct buyer archetypes, each with a clear logic chain. The strongest fit is the own-stay senior professional or executive couple working in the CBD or Orchard belt — the dual-MRT walkability plus river-adjacent lifestyle plus CDL-Mitsui finish quality is genuinely hard to replicate at any price point in RCR. The second fit is the downsizing family from landed or large-format CCR seeking a lateral lifestyle move into a riverfront one or two-bedder with full mega-development amenity. The third fit is the long-cycle investor holding 8+ years and willing to absorb the secondary-supply compression in exchange for the structural scarcity of CDL-Mitsui execution on a riverfront parcel. The fourth fit is the repatriating Singaporean coming back from Hong Kong, London, or Tokyo and prioritising MRT walkability plus brand-name execution over school catchment. The clear mis-fit is the young family chasing branded primary-school proximity — this is not Bukit Timah, not Bishan, and not Tanjong Katong, and equivalent dollars buy materially stronger school catchment elsewhere.
We recommend Zyon Grand for own-stay senior professionals working in the CBD or Orchard belt, downsizers seeking a riverfront lateral move, long-cycle investors comfortable with the secondary-supply dynamics of a 1,079-unit project, and repatriating Singaporeans prioritising MRT-walkable RCR over school catchment. We would avoid Zyon Grand if you are a young family prioritising primary-school catchment within 1km, a sub-3-year flipper expecting the mega-scale to behave like a boutique, or a buyer for whom the absolute quantum forces an uncomfortable stretch on your TDSR ratio — run the numbers honestly in our mortgage calculator before committing. The fair-value zone, in our analysis, sits at a modest premium to the District 3 RCR median to reflect the CDL-Mitsui execution and riverfront frontage; pay a further premium only for high-floor riverfront-facing stacks where the view is genuinely unblocked and the walk to Havelock MRT is under six minutes.