Estate Guide | River Valley and Havelock | October 2026
If you want to live by the river, one stop from Orchard, in a new condo rather than a 1990s block, River Valley gave you four choices in a single year. Buyers took most of them quickly. In October 2026 you still have options: the last units at Zyon Grand, sub-sales at River Green and River Modern, a last government site at Parcel C, and a 999-year launch at The River Opus. Which is right depends on whether you want the MRT in your building, the river at your window or a lease your grandchildren can still use.
Direct answer
River Green, Promenade Peak, Zyon Grand and River Modern launched between August 2025 and March 2026 at averages of about $2,900 to $3,300 psf, and most of their units are sold (EdgeProp, developers). Zyon Grand still had 69 units on its 1 October 2026 list from $3,065 psf. Parcel C, the last government site at Great World, is expected at $3,300 to $3,500 psf. The River Opus, a 999-year project, targets sales in February 2027. For most owner-occupiers today, the best value is at the lower end of what is still available.
The River Valley cluster
Rings and distances are measured from the Parcel C site, October 2026.
Why buyers chose River Valley
Choose River Valley if you want city living on the Thomson-East Coast Line, a river promenade for walks and runs, and Orchard one stop away, and you plan to stay ten years or more. If you want a quick resale or a high rental yield, the volume of new supply here works against you.
One stop from Orchard, a short ride to Marina Bay
Great World and Havelock stations on the Thomson-East Coast Line put Orchard one or two stops away and Marina Bay a direct ride. Zyon Grand is integrated with Havelock station, and River Green has a sheltered link to Great World (CDL, EdgeProp).
The river and the parks
The Singapore River promenade, Kim Seng Park and Robertson Quay are on the doorstep. River Modern has direct river frontage. For families and professionals, this is a quieter kind of city living than Orchard or the CBD.
New homes in an old neighbourhood
Before 2025, River Valley's new-launch supply was thin, and buyers had to choose older condos. The four launches gave buyers new buildings, harmonised floor areas and fresh 99-year leases in an established area with schools such as River Valley Primary nearby.
Who should look elsewhere
- You plan to sell within five years of completion. About 2,750 new homes will complete within a few years of each other.
- You need rent to cover the mortgage. At over $3,000 psf, yields are thin, and many new units will be competing for tenants.
- You want the lowest psf in the city fringe. Older River Valley condos and launches further out cost less.
Which River Valley option fits you?
Choose by what matters most: the MRT inside the building, the river at your window, the newest building, or the longest lease.
Sources: CDL and Mitsui Fudosan, and the developer price list (Zyon Grand, October 2025 and 1 October 2026); EdgeProp (River Green, August 2025; Promenade Peak, August 2025; River Modern, March 2026; Parcel C tender, June 2026); Frasers Property and Mitsubishi Estate (The River Opus, September 2026). Price estimates are analysts' views reported by EdgeProp.
What the market isn't telling you
1. Each land price set a higher floor
Zyon Grand's land was a lone bid at $1,202 psf ppr. River Modern's cost $1,420. Parcel C cost $1,730, 21.8% more than River Modern's (EdgeProp). Launch prices followed the land: $3,050 for Zyon Grand, about $3,266 for River Modern, and an expected $3,300 to $3,500 for Parcel C. The units still available from the earlier, cheaper land are the ones to look at first.
2. About 2,750 homes finishing together
River Green (524), River Modern (455), Promenade Peak (596), Zyon Grand (706) and Parcel C (about 470) will complete within a few years of each other (EdgeProp). When owners start selling and renting, they will compete. The units that hold up best will be the ones with something the others lack: the MRT in the building, the river view, or a stack that is not overlooked.
3. Sub-sale sellers will price off the latest launch
With Parcel C expected above River Modern, some River Green and River Modern owners will ask for more. Before you pay a sub-sale premium, compare it with Zyon Grand's remaining developer units, which start at $3,065 psf on the 1 October 2026 list.
Strengths and watch points
- One stop from Orchard on the TEL
- River promenade and parks on the doorstep
- New, harmonised homes in a mature area
- Choice of MRT-linked, riverfront and 999-year options
- Strong buyer demand at every launch
- About 2,750 new homes completing close together
- Rising land prices push new launches higher
- Thin rental yields above $3,000 psf
- Sub-sale asking prices may run ahead of value
- 99-year leases for most projects
Would you rather
A. A remaining Zyon Grand one-bedroom plus study at $3,065 psf, about $1.45 million, from the developer, with the MRT in the building.
B. Wait for Parcel C at an expected $3,300 to $3,500 psf, as the newest building at Great World.
James picks A, for an owner-occupier who commutes on the TEL. It is available now, at the lower end of the cluster's prices, with a better MRT link. B makes sense only if being the newest building matters to you and it launches near the bottom of the analysts' range.
What I think you should do
Decide what you need most: the MRT in your building, the river, the newest building or the longest lease. Then shortlist the one or two projects that give you that, and compare their available units on the same unit size. Set your ceiling before you visit, and compare any sub-sale with the developer units still on sale.
For financing and CPF, speak to a licensed financial adviser for advice specific to your situation. The land pipeline is on my GLS Tracker.
Frequently asked questions
Which River Valley new launches are still available?+ Read- Hide
On the developer's 1 October 2026 list, Zyon Grand had 69 of 706 units left, from $3,065 psf. River Green and River Modern are mostly sold, so buyers now look at sub-sales. Parcel C and The River Opus have not launched yet.
How much do River Valley new launches cost?+ Read- Hide
Launch averages ranged from about $3,050 psf at Zyon Grand to about $3,266 psf at River Modern, with Promenade Peak's Collection at $2,894 and Suites at $3,343 (EdgeProp). Analysts quoted by EdgeProp expect Parcel C at $3,300 to $3,500 psf.
Who should not buy a River Valley new launch?+ Read- Hide
Skip it if you plan to sell within five years of completion, when about 2,750 new homes will compete for buyers, if you need rent to cover the mortgage, or if you want the lowest psf on the city fringe.
Which River Valley condo is connected to the MRT?+ Read- Hide
Zyon Grand is integrated with Havelock MRT on the Thomson-East Coast Line, and River Green has a sheltered link to Great World MRT and the adjoining mall. River Modern is next to Great World station.
Is there a freehold or 999-year option in River Valley?+ Read- Hide
Yes. The River Opus by Frasers Property and Mitsubishi Estate has a 999-year lease and about 407 homes, with sales targeted for February 2027. Prices are not out.
Should I wait for Parcel C?+ Read- Hide
Only if being the newest building at Great World matters to you and it launches near the bottom of the $3,300 to $3,500 psf analyst range. Zyon Grand's remaining lower-floor units are available now for less.
Looking at River Valley?
Tell me your budget and what matters most to you. I'll shortlist the River Valley options that fit, compare the available units, and tell you which I would buy. You get the working in writing. No pitch.
WhatsApp JamesSources+ Show all 10- Hide
- CDL and Mitsui Fudosan, Zyon Grand launch releases, October 2025
- Developer price list, Zyon Grand, updated 1 October 2026
- EdgeProp, Wing Tai sells 88% of River Green on launch weekend at $3,130 psf, August 2025
- EdgeProp, Promenade Peak launch day, August 2025
- EdgeProp and The Edge Singapore, GuocoLand's River Modern sells 90% of units at launch, March 2026
- EdgeProp and Yahoo News Singapore, GuocoLand tops five bidders for River Valley Green Parcel B at $1,420 psf ppr, February 2025
- EdgeProp and The Edge Singapore, Sunway MCL-CSC Land JV tops bids for River Valley Green Parcel C at $1,730 psf ppr, June 2026
- EdgeProp, CDL and Mitsui Fudosan lone bid of $1,202 psf ppr for Zion Road Parcel A
- Frasers Property and Mitsubishi Estate, The River Opus announcement, 30 September 2026
- LTA, Thomson-East Coast Line station information
Disclaimer & Licensing+-
This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd
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