Zyon Grand Pricing Review: How It Compares To Nearby Resale And New Launches In River Valley

When it comes to pricing, Zyon Grand sits in one of the most competitive positions we’ve seen this year. Unlike the recent Skye at Holland, which faced little direct competition at launch, Zyon Grand enters a River Valley market already crowded with new supply. Within a few hundred metres, buyers can choose from Promenade Peak and River Green, and with another GuocoLand plot confirmed nearby and one more GLS site yet to be announced, pricing strategy here matters more than ever.

CDL and Mitsui Fudosan paid $1,206 psf ppr for the land, but over 30 per cent of that GFA is allocated to non-residential components that can’t be sold. So adjusted for that, the effective land cost may be higher than one might think. Still, with indicative prices from $2,689 psf for a 3-bedroom, Zyon Grand’s pricing appears competitive out of the gate. 

Early chatter also suggests some buyers who had been eyeing Promenade Peak held off until Zyon Grand’s release to compare layouts and overall value. And that’s a fair approach. With more options than ever in the same micro-market, understanding how each developer is positioning their psf bands, unit mixes, and entry quantum will be key to identifying where real value lies.

In this pricing review, we’ll line up Zyon Grand against its nearest competitors (both new launches and resales in the immediate area) to see whether its numbers hold up in context, and whether “competitive” really translates into “good value.”

Quick summary:

• Rare low entry to River Valley: Zyon Grand was built on land secured at just $1,202 psf, among the lowest in the area in recent years. This resulted in two-bedders potentially priced at around $1.5 million, a competitive price.

• Mid-range $PSF, low overall quantum: With indicative prices from $2,689 psf, Zyon Grand sits in the mid range for nearby launches, but its smaller units make overall prices significantly lower than surrounding condos.
  
• Positioned between D3 and D9 markets: Technically in D3 but bordering D9, Zyon Grand straddles the RCR–CCR divide. It is viable for those who want access to D9, despite it “officially” being an RCR condo.
  
• Strong relative value: Compared to Irwell Hill Residences and other nearby condos, Zyon Grand’s one-, two-, and three-bedders start at lower prices. The four- and five-bedders though, are at a more premium pricing. 

A quick note on SA2 units

Zyon Grand is an SA2 pilot project. This project includes a new type of long-stay serviced apartment, alongside the private units. 

These special serviced apartments are owned and operated by either the developer or a manager appointed by the developer. These units are not strata-titled and are not owned by individual landlords. We will provide updates on this as we find further information on how it may be relevant. 

But as this is the first time such a model has been implemented, it could be closely watched by the market. 

Our key considerations on Zyon Grand’s pricing

• District performance: How well have Zyon Grand and the condos nearby performed to date, compared to the wider market?
  
• Resale comparison: How does Zyon Grand stack up against nearby resale condos nearby?
  
• Competitor pricing and layouts: How do Zyon Grand’s prices and layouts compare with those of its closest new launch competitors?
  
• Market positioning: Where does Zyon Grand stand in today’s new launch landscape, across different bedroom types?
  
• Exit strategy: What are the likely exit paths for buyers at Zyon Grand, and how does its mixed-use setup affect resale prospects?

Indicative starting prices for Zyon Grand

Unit type	Estimated size (sqft)	Indicative starting price	Indicative starting $PSF
1 Bedroom	474	$1,298,000	$2,738
2 Bedroom	538 – 721	$1,468,000	$2,729
3 Bedroom	818 – 1076	$2,200,000	$2,689
4 Bedroom	1421 – 1615	$3,968,000	$2,792
5 Bedroom	1819 – 2756	$5,988,000	$3,292

Now, let’s look at the overall performance of projects near Zyon Grand

Although Zyon Grand is officially located in D3, it sits right on the edge of D9. As such, comparing it to either district would be misleading. Instead, we’ll focus on the performance of projects in its immediate vicinity. These are:

• Valley Park
• Mirage Tower
• Yong An Park
• Tribeca by the Waterfront
• The Trillium
• Melrose Park
• Martin Place Residences
• Martin Modern
• The Cosmopolitan
• Centennia Suites
• Rivergate
• Riviere
• Irwell Hill Residences
• The Avenir

The data for these projects covers all transaction types – new sales, sub-sales, and resale – to capture a complete view of the surrounding market.

All tenures

Year	Projects in the vicinity of Zyon Grand	All non-landed private properties
2014	$1,825	$1,289
2015	$1,833	$1,180
2016	$1,805	$1,232
2017	$1,841	$1,304
2018	$2,046	$1,435
2019	$2,429	$1,560
2020	$2,577	$1,513
2021	$2,694	$1,600
2022	$2,881	$1,712
2023	$2,879	$1,869
2024	$2,575	$1,886
Annualised	3.50%	3.88%

The performance of the properties in this area is largely in sync with the wider market. It’s a little bit behind (3.5 per cent to 3.88 per cent), but this is not a significant margin. 

Let’s see what happens if we break this into leasehold and then freehold projects:

Note: The leasehold projects in the vicinity of Zyon Grand are newer, with no transactions before 2019, so we will have to start our comparison from that year. 

99-year leasehold properties

Year	Projects in the vicinity of Zyon Grand	All non-landed private properties
2019	$2,894	$1,474
2020	$2,610	$1,453
2021	$2,664	$1,517
2022	$2,865	$1,595
2023	$3,006	$1,783
2024	$2,842	$1,854
Annualised	-0.36%	4.70%

While this looks like a significant underperformance, we can’t actually consider it representative. This is because the leasehold properties around Zyon Grand have had a much shorter time to appreciate (only from 2019 to 2024), whereas the wider market gains reflect properties that have been compounding over much longer periods.

Freehold / 999-years

Year	Projects in the vicinity of Zyon Grand	All non-landed private properties
2019	$2,084	$1,797
2020	$2,565	$1,688
2021	$2,760	$1,812
2022	$2,903	$1,995
2023	$2,764	$2,111
2024	$2,537	$2,003
Annualised	4.01%	2.19%

The freehold properties near Zyon Grand have appreciated at around four per cent annually, outperforming the wider market. This stronger growth likely reflects the proximity to Great World City, as well as many of these properties being so close to D9 (even if on paper they’re in D3, like Zyon Grand). 

Next, let’s compare this area’s performance to the three wider regions: the OCR, RCR, and CCR.

All tenures

Year	Projects in the vicinity of Zyon Grand	CCR	RCR	OCR
2014	$1,825	$1,971	$1,408	$1,062
2015	$1,833	$1,846	$1,383	$1,010
2016	$1,805	$1,968	$1,390	$1,008
2017	$1,841	$1,940	$1,464	$1,053
2018	$2,046	$2,161	$1,594	$1,139
2019	$2,429	$2,294	$1,726	$1,225
2020	$2,577	$2,181	$1,681	$1,229
2021	$2,694	$2,318	$1,808	$1,252
2022	$2,881	$2,451	$1,893	$1,381
2023	$2,879	$2,512	$2,102	$1,518
2024	$2,575	$2,330	$2,159	$1,653
Annualised	3.50%	1.69%	4.37%	4.53%

99-year leasehold properties

Year	Projects in the vicinity of Zyon Grand	CCR	RCR	OCR
2019	$2,894	$2,319	$1,739	$1,225
2020	$2,610	$2,226	$1,714	$1,222
2021	$2,664	$2,327	$1,873	$1,228
2022	$2,865	$2,311	$1,970	$1,354
2023	$3,006	$2,316	$2,186	$1,520
2024	$2,842	$2,312	$2,230	$1,661
Annualised	-0.36%	-0.06%	5.10%	6.28%

999-year/freehold properties

Year	Projects in the vicinity of Zyon Grand	CCR	RCR	OCR
2019	$2,084	$2,316	$1,715	$1,260
2020	$2,565	$2,182	$1,640	$1,238
2021	$2,760	$2,341	$1,690	$1,326
2022	$2,903	$2,551	$1,774	$1,518
2023	$2,764	$2,638	$1,948	$1,514
2024	$2,537	$2,371	$2,044	$1,597
Annualised	4.01%	0.47%	3.57%	4.85%

Over the past decade, condos near Zyon Grand have trailed the RCR and OCR markets. But this is mostly due to the high average quantum (total price) of condos in this area, which weakens percentage gains. In the CCR, however, where base prices are high, we can see that condos near Zyon Grand outperformed the region.

Next, let’s compare Zyon Grand to nearby resale options.

These are the sub sale and resale averages of the nearby projects, between 2024 to June 2025:

Project	Completion year	Tenure	No. of units	Unit mix	Avg size
Valley Park	1997	999-year	728	1, 2, 3, 4	1349
Mirage Tower	1996	Freehold	248	1, 2, 3, 4	1293
Yong An Park	1986	Freehold	288	1, 3, 4, 5, 6	3549
Tribeca by the Waterfront	2010	Freehold	175	1, 2, 3, 4	1096
The Trillium	2010	Freehold	231	2, 3, 4, 5	1897
Melrose Park	2000	999-year	170	3, 4	1701
Martin Place Residences	2011	Freehold	302	1, 2, 3, 4, 5	1404
Zyon Grand
Martin Modern	2021	99-year	450	2, 3, 4	1003
The Cosmopolitan	2008	Freehold	228	2, 3, 4	1367
Centennia Suites	2013	Freehold	97	2, 3, 4	1563
Rivergate	2009	Freehold	545	2, 3, 4	1702
Riviere	2023	99-year	455	1, 2, 3, 4	1004
Irwell Hill Residences	2024	99-year	540	1, 2, 3, 4, 5	643
The Avenir	2024	Freehold	376	1, 2, 3, 4	1150

Most projects in River Valley are 999-years or freehold; it’s the newer ones like Zyon Grand, Irwell Hill Residences, Martin Modern, etc., that tend to be leasehold. 

With a starting price of about $2,689 psf, Zyon Grand sits in the mid-range compared to surrounding resale projects. Notably, it’s priced below the newer leasehold launches such as Rivière, Irwell Hill Residences, and Martin Modern.

As for the older freehold alternatives, the price gap is due to the older units being much larger (hence the overall cost is higher even if their $PSF is lower). 

To better understand how Zyon Grand fits into this landscape, let’s break the comparison down by unit type:

1-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
ZYON GRAND		Starting from $1,298,000
MIRAGE TOWER	$2,310	$1,317,500	2
TRIBECA	$2,514	$1,323,600	5
IRWELL HILL RESIDENCES	$2,888	$1,370,000	2
MARTIN PLACE RESIDENCES	$2,378	$1,408,000	1
THE AVENIR	$2,899	$1,560,000	1
VALLEY PARK	$2,045	$1,563,333	3

2-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
ZYON GRAND		Starting from $1,468,000
IRWELL HILL RESIDENCES	$2,911	$1,902,068	13
RIVIERE	$2,895	$2,386,270	7
TRIBECA	$2,526	$2,610,000	2
VALLEY PARK	$2,139	$2,613,846	13
MARTIN PLACE RESIDENCES	$2,553	$2,665,000	2
THE AVENIR	$3,349	$2,775,000	2
THE COSMOPOLITAN	$2,498	$2,850,000	1
RIVERGATE	$2,905	$3,002,000	3
CENTENNIA SUITES	$2,656	$3,286,944	2
THE TRILLIUM	$2,579	$3,609,500	4

3-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
ZYON GRAND		Starting from $2,200,000
IRWELL HILL RESIDENCES	$3,066	$2,640,000	1
THE AVENIR	$3,057	$3,488,000	1
MIRAGE TOWER	$2,283	$3,501,481	6
THE COSMOPOLITAN	$2,836	$3,755,000	2
TRIBECA	$2,505	$3,824,000	5
RIVIERE	$2,908	$3,845,000	4
YONG AN PARK	$2,379	$4,200,000	1
RIVERGATE	$2,768	$4,275,000	4
MARTIN PLACE RESIDENCES	$2,738	$4,308,350	2
VALLEY PARK	$2,108	$4,612,750	4
THE TRILLIUM	$2,641	$4,746,296	3
CENTENNIA SUITES	$2,882	$5,128,333	3

4-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
ZYON GRAND		Starting from $3,968,000
MELROSE PARK	$2,587	$4,400,000	2
THE COSMOPOLITAN	$2,739	$4,600,000	1
TRIBECA	$2,588	$4,930,000	1
MARTIN PLACE RESIDENCES	$2,705	$5,415,000	2
THE TRILLIUM	$2,458	$5,450,000	1
RIVERGATE	$2,897	$5,634,000	11
YONG AN PARK	$2,327	$8,876,667	6
THE AVENIR	$3,686	$8,888,000	1

5-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
ZYON GRAND		Starting from $5,988,000
THE TRILLIUM	$2,549	$6,090,000	4

Zyon Grand’s prices are below the average transactions of nearby resale projects. This is a very competitive price point, especially when you consider that Zion Grand is a new integrated development with MRT access. 

The reason boils down to a trade-off in size. Older resale condos such as Valley Park, Rivergate, and The Trillium offer outsized units, sometimes exceeding 1,300 sq ft for even for two-bedders; this makes the overall price (quantum) unaffordable to most buyers.

In contrast, Zyon Grand’s layouts are smaller, with a higher $PSF but lower overall price. 

To demonstrate, let’s compare the unit sizes against the nearby resale alternatives, using the minimum unit sizes of each type

1-bedroom units

Project	Min. size (sq ft)
Irwell Hill Residences	398
Zyon Grand	474
Tribeca	517
The Avenir	527
Riviere	560
Mirage Tower	570
Martin Place Residences	592
Valley Park	710
Yong An Park	1,023

2-bedroom units

Project	Min. size (sq ft)
Zyon Grand	538
Irwell Hill Residences	603
Martin Modern	764
The Avenir	807
Riviere	818
Mirage Tower	958
Rivergate	1023
Tribeca	1033
Martin Place Residences	1044
Valley Park	1109
The Cosmopolitan	1141
Centennia Suites	1238
The Trillium	1399

3-bedroom units

Project	Min. size (sq ft)
Zyon Grand	818
Irwell Hill Residences	861
Martin Modern	1012
The Avenir	1141
Riviere	1141
Mirage Tower	1227
Melrose Park	1292
The Cosmopolitan	1324
Tribeca	1367
Martin Place Residences	1421
Rivergate	1464
Valley Park	1550
Centennia Suites	1755
Yong An Park	1765
The Trillium	1798

4-bedroom units

Project	Min. size (sq ft)
Zyon Grand	1421
Irwell Hill Residences	1539
The Cosmopolitan	1679
Martin Modern	1701
Melrose Park	1701
Rivergate	1722
Tribeca	1894
Martin Place Residences	1894
Mirage Tower	1948
Riviere	2002
The Avenir	2056
Centennia Suites	2217
The Trillium	2217
Yong An Park	3111
Valley Park	3767

5-bedroom units

Project	Min. size (sq ft)
Zyon Grand	1819
The Trillium	2390
Irwell Hill Residences	2605
Martin Place Residences	3326
Yong An Park	7750

As we mentioned above, Zyon Grand trades size in exchange for having one of the lowest prices in the area. Outside of the one-bedders, Zyon Grand has the smallest unit sizes across nearly every other category. 

Among nearby alternatives, Irwell Hill Residences stands out as the closest comparison. Both are 99-year leasehold developments, with similar positioning along the River Valley corridor.

While Irwell Hill units are a bit bigger on average, Zyon Grand’s pricing could appear more attractive, given its integrated nature and MRT connectivity.

Let’s take a closer look at Irwell Hill’s profitability, so we can compare

Irwell Hill Residences’ profitability

Gains

Description	1BR	2BR	3BR	Entire Project (Average/total)
Average gains	$105,000	$198,991	$436,000	$246,664
Average purchase price	$1,265,000	$1,733,250	$2,204,000	$1,734,083
ROI	8.17%	11.43%	19.78%	13.13%
No. of tnx	2	12	1	15
Average holding period (years)	3.9	3.8	4.1	3.9

Irwell Hill’s one-bedders achieved average gains of about $105,000 (8.17 per cent ROI), while two-bedders saw the highest volume of sales, averaging gains of roughly $199,000 (11.43 per cent ROI). There have been no recorded sales yet for the four- or five-bedroom units.

Also, one three-bedder managed an unusually high gain of $436,000, though this is an outlier.

Overall, Irwell Hill’s resale track record has been healthy with no losses. As it’s so close to Zyon Grand, that bodes well for the general area.

Now, let’s look at layout comparisons between Zyon Grand and Irwell Hill Residences

Irwell Hill was built before GFA harmonisation (i.e., the square footage includes spaces like air-con ledges). Once you remove these spaces, it is probably similar to Zyon Grand’s 474 sq ft on-bedders. Both are classified as 1+Study units. 

The Irwell Hill unit includes a balcony, while Zyon Grand’s equivalent does not; the latter is usually favourable, as a one-bedder has limited space to give up for these features.

Without the balcony, the living and dining area in Zyon Grand feels more spacious, with the dining zone separated from the kitchen instead of sharing the same space.

The study areas in both layouts function more as compact nooks rather than full rooms, though Irwell Hill’s version appears marginally larger. Both bathrooms follow a Jack and Jill configuration, accessible from both the bedroom and the living area.

Based on the average resale price of about $1.37 million for a one-bedder in Irwell Hill, the pricing sits slightly above Zyon Grand’s indicative starting point. For buyers who don’t prioritise a balcony, Zyon Grand’s layout is a more efficient use of space at a lower price.

Both of these are the smallest two-bedders in their respective projects; but Irwell Hill Residences is a little bit bigger. Both are two-bed, one-bath configurations.

Zyon Grand uses a dumbbell layout, which mitigates the need for corridor spaces. In contrast, the Irwell Hill Residences unit follows a conventional corridor-style design. The bathroom in Zyon Grand is a Jack and Jill type, accessible from both the master bedroom and living area, whereas Irwell Hill’s equivalent does not have an en suite arrangement.

The Irwell Hill unit features a balcony off the living area, while Zyon Grand’s version omits one entirely, allocating the saved space to the living and dining zones. However, Zyon Grand uses an open kitchen concept, whereas Irwell Hill’s kitchen is tucked into a corner and can potentially be enclosed if desired; most buyers today prefer having this option. 

Overall, buyers who prefer a more open and efficient interior will lean toward Zyon Grand; but those who value a semi-enclosed kitchen and balcony might prefer Irwell Hill’s configuration, which is a bit more traditional.

The average price of a two-bedder at Irwell Hill Residences is about $1.9 million, which is higher than Zyon Grand’s $1.468 million; so Zyon has the edge in pricing. 

Both of these are the smallest three-bedroom units in each project. Both layouts are three-bedroom, two-bath configurations.

In Zyon Grand, the living and dining areas are separated into distinct zones, while at Irwell Hill Residences, they are positioned side by side in a more linear layout. Zyon Grand features an open kitchen located across from the dining area, whereas Irwell Hill’s kitchen is fully enclosed; generally an advantage for Irwell Hill. Both units include a balcony connected to the living area.

All three bedrooms in Zyon Grand can accommodate double beds, while one of the bedrooms in Irwell Hill Residences takes a single bed. This is a slight edge for Zyon. Each layout includes only one en suite bedroom.

Irwell Hill’s enclosed kitchen appeals to buyers who cook frequently, but the price difference between the two is notable. The average three-bedder at Irwell Hill Residences transacts for about $2.64 million, while Zyon Grand’s indicative starting price is around $2.2 million. For most buyers, the significant price gap will make Zyon Grand more attractive.

We’re comparing the two smallest four-bedders in either project. Both layouts are four-bedroom, three-bath configurations, with private lifts. 

Their overall layouts are quite similar, featuring dumbbell-style configurations: the bedrooms flank the living area on both sides. Zyon Grand has two en suite bedrooms, while Irwell Hill Residences includes three, with one of its common bathrooms designed in a Jack and Jill style.

In both units, the living and dining areas sit side by side, with a balcony that spans the full width of these spaces. Each kitchen is split into wet and dry zones. Zyon Grand’s dry kitchen includes an island counter with a sink, while Irwell Hill’s is a simple counter tucked into a nook. Both wet kitchens are fully enclosed and come with a yard, WC, and utility or home shelter.

Both master bedrooms include a walk-in closet. The master bathroom at Irwell Hill Residences comes with both a bathtub and a separate shower, while Zyon Grand’s version offers only a shower. The junior master bedroom at Irwell Hill also has a walk-in closet, which Zyon Grand’s equivalent lacks.

There have not been any sub sale or resale transactions for the four-bedroom units at Irwell Hill Residences yet, but the average price for new sales is around $4.44 million, which is higher than Zyon Grand’s indicative starting price of about $3.97 million.

Overall, Irwell Hill’s layout includes a few additional premium features, such as a third en suite bedroom and a bathtub in the master bathroom. But if these things don’t have a big impact on you, Zyon Grand is more cost-effective. 

There aren’t many of these units: Irwell Hill Residences offers only a single five-bedder unit, while Zyon Grand includes 20 of them. The unit at Irwell Hill Residences is notably larger in overall size, being a one-of-a-kind penthouse unit. 

Both units feature dumbbell-style layouts. Zyon Grand provides two en suite bedrooms, while Irwell Hill Residences offers three. In both units, the living and dining areas are positioned side by side. At Zyon Grand, the balcony spans the full length of the living and dining areas and extends to an adjacent bedroom. At Irwell Hill, it partially runs across the living, dining, and dry kitchen spaces.

Each project includes both wet and dry kitchens. The dry kitchens come with an island counter and sink, while the wet kitchens are fully enclosed and equipped with a yard, WC, and utility or home shelter. Irwell Hill Residences also includes a powder room, which Zyon Grand does not.

Both master bedrooms feature walk-in closets, and their master bathrooms come with double vanities, a bathtub, and a separate shower. The junior master at Irwell Hill Residences enjoys several additional features: a balcony, a study area, and a walk-in closet. These are absent from Zyon Grand’s equivalent.

Irwell Hill’s penthouse is clearly a more premium offering, while Zyon Grand keeps prices considerably lower. Practically speaking, Zyon is likely to see more attention for the price alone. 

Next, let’s compare Zyon Grand’s prices to recent new launches (as of 2025)

Project	Tenure	District	Average $PSF for new sale transactions	Average developer’s profit margin (based on average $PSF)	Average quantum
Canberra Crescent Residences	99-year	27	$1,985	29.25%	$1,615,551
Faber Residence	99-year	5	Starting from $1,995
Springleaf Residence	99-year	26	$2,176	28.90%	$1,847,722
Penrith			Starting from $2,437
Lyndenwoods	99-year	5	$2,462	–	$2,262,991
Bloomsbury Residences	99-year	5	$2,503	20.57%	$1,927,345
ELTA	99-year	5	$2,548	18.18%	$2,090,020
Skye At Holland	99-year	10	Starting from $2,598
Zyon Grand			Starting from $2,689
One Marina Gardens	99-year	1	$2,952	25.02%	$1,953,295
Aurea	99-year	7	$2,964	–	$3,318,410
Promenade Peak	99-year	9	$2,969	33.19%	$2,582,522
Arina East Residences	Freehold	15	$2,983	26.29%	$2,541,822
River Green	99-year	9	$3,120	38.19%	$2,007,283
Meyer Blue	Freehold	15	$3,230	–	$3,408,917
Upperhouse at Orchard	99-year	10	$3,305	–	$2,768,831
W Residences Marina View	99-year	1	$3,344	–	$3,417,500
The Robertson Opus	999-year	9	$3,356	–	$2,917,685

At a starting price of around $2,689 psf, Zyon Grand would be right in the mid-range compared to other launches this year. 

Most importantly, it’s priced lower than several D9 projects such as River Green ($3,120 psf) and Promenade Peak ($2,969 psf). It’s even lower than the freehold Robertson Opus ($3,356 psf).

Zyon Grand is also just a sliver above the prices of RCR launches Bloomsbury Residences ($2,503 psf) and Lyndenwoods ($2,462 psf). That’s impressive given that Zyon Grand is also integrated and hence connected to the MRT. 

That said, do note that we’ve compared Zyon Grand’s indicative $PSF with the average transacted $PSF of other launches, so there’s no guarantee. Still, it presents an interesting value proposition: likely below the prevailing CCR benchmark, while offering a stronger location than many RCR alternatives.

Across the current batch of new launches, average developer profit margins range between 18 and 38 per cent, with an overall average of about 27 per cent. This suggests that Zyon Grand’s pricing is being kept within a competitive range, rather than pushing for top-end margins seen in more premium projects.

Let’s now take a closer look at the minimum prices of various new launches, to see how Zyon Grand measures up in absolute price. 

The one-, two-, and three-bedders at Zyon Grand are among the more affordable options; but the four- and five-bedders sit on the higher end, relative to other new launches. 

It would seem the developer was competitive on price with the one to three-bedders, but decided anyone in a position to buy a four- or five-bedder would also be less price sensitive. 

Although Zyon Grand is located in D3, its proximity to D9 developments makes it relevant to compare across both districts. Let’s take a closer look at how it stacks up against new launches in this prime area:

Project	Tenure	District	Average $PSF for new sale transactions	Average developer’s profit margin (based on average $PSF)	Average quantum
Penrith	99-year	3	Starting from $2,437
Zyon Grand			Starting from $2,689
River Green	99-year	9	3,121	38.20%	2,005,901
Promenade Peak	99-year	3	2,970	33.24%	2,585,889
Robertson Opus	999-year	9	3,357	–	2,922,819

Compared to the existing new launches in D3 and D9, Zyon Grand still has the second-lowest starting $PSF after Penrith. The other projects – River Green, Promenade Peak, and The Robertson Opus – are all priced notably higher, with average psf figures ranging from about $2,970 to $3,357.

Developers’ profit margins in these launches range from 33 to 38 per cent, averaging around 36 per cent. This suggests that Zyon Grand’s pricing is quite restrained, whilst other nearby projects are in higher-margin territory.

Several of these developments still have remaining new units available, so let’s take a look at the most affordable options.

1-bedroom units

Project	Tenure	District	1-bedroom prices
Zyon Grand			Starting from $1,298,000
River Green	99-year	9	$1,365,000
Promenade Peak	99-year	3	$1,433,600
Robertson Opus	999-year	9	$1,374,000

2-bedroom units

Project	Tenure	District	2-bedroom prices
Zyon Grand			Starting from $1,468,000
Penrith	99-year	3	Starting from $1,495,000
River Green	99-year	9	$1,762,000
Promenade Peak	99-year	3	$1,874,200
Robertson Opus	999-year	9	$2,273,000

3-bedroom Units

Project	Tenure	District	3-bedroom prices
Penrith	99-year	3	Starting from $1,973,000
Zyon Grand			Starting from $2,200,000
River Green	99-year	9	$3,044,000
Promenade Peak	99-year	3	$2,831,000
Robertson Opus	999-year	9	$3,180,000

4-bedroom units

Project	Tenure	District	4-bedroom prices
Penrith	99-year	3	Starting from $3,078,000
Zyon Grand			Starting from $3,968,000
River Green	99-year	9	$3,516,000
Promenade Peak	99-year	3	$4,476,200

5-bedroom units

Project	Tenure	District	5-bedroom prices
Zyon Grand			Starting from $5,988,000
Promenade Peak	99-year	3	$6,217,200

Zyon Grand’s one-, two-, and five-bedders are the most affordable among the projects compared; its three- and four-bedders are the second most affordable.

Although Zyon Grand sits right beside Promenade Peak, its price points are closer to Penrith – another D3 launch released around the same time. Buyers deciding between these two are likely to focus on layout efficiency and value per square foot, as they have similar advantages of location. 

As there are no one- or five-bedroom units in Penrith, we’ll be comparing those layouts from Zyon Grand against Promenade Peak instead. Let’s see how they measure up:

Both units are 1 + Study layouts, with the one in Promenade Peak being slightly larger.

The Promenade Peak unit includes a balcony, which Zyon Grand lacks. Without a balcony, Zyon Grand’s living and dining areas get a bit more room. In Promenade Peak, the dining area shares space with the kitchen, while in Zyon Grand, the layout allows for a clearer separation between the two zones.

The study areas in both are more like nooks than full rooms; Zyon Grand’s is tucked neatly into a corner, whereas Promenade Peak’s sits between the bedroom and bathroom. Zyon Grand also has the advantage of a jack-and-jill bathroom that’s accessible from both the living area and the bedroom, making it more convenient for guests.

Unless you really like having that balcony, Zyon Grand’s configuration is more practical for a one-bedder; and it’s also more affordable.

The unit in Penrith is larger than the one in Zyon Grand, but both are two-bedroom, one-bathroom configurations. 

Zyon Grand adopts a dumbbell layout, while Penrith follows a more conventional plan. Penrith’s unit includes a balcony, which Zyon Grand skips to save space. However, both feature segregated living and dining areas. 

In Zyon Grand, the dining area is tucked neatly into a corner, whereas in Penrith it shares space with the kitchen. Both kitchens are open-concept, and the bathrooms in each unit are jack-and-jill style, accessible from both the bedroom and living area.

Their starting prices are fairly comparable, with Penrith priced slightly higher due to its larger size. There isn’t a clear winner here, and it will come down to personal preference. 

The unit in Zyon Grand is slightly larger than the one in Penrith, and both are three-bedroom, two-bathroom units.

Their configurations are quite similar, with segregated living and dining areas, and a balcony attached to the living space. Each unit also includes just one ensuite bedroom. The main difference lies in the kitchen:

Zyon Grand features an open-concept kitchen, while Penrith’s is enclosed – a feature that means a great deal to serious home cooks. Zyon Grand’s starting price is also noticeably higher than Penrith’s; so when factoring in both layout and pricing, Penrith has the edge here. 

The unit in Zyon Grand is considerably larger than the one in Penrith. Zyon Grand’s version is a four-bedroom, three-bathroom layout with a private lift, while Penrith’s is a four-bedroom, two-bathroom unit.

In Zyon Grand, the living and dining areas are arranged side by side, with a balcony that runs the full length of both spaces. In contrast, Penrith’s living and dining areas are segregated, and its balcony spans only the width of the dining area.

The kitchens also differ significantly. Zyon Grand features a split wet and dry kitchen setup, while Penrith has a single enclosed kitchen. Both include a yard, WC, and utility or storage area. 

Zyon Grand offers two ensuite bedrooms compared to just one in Penrith, and both projects’ master bedrooms include a walk-in closet.

The price gap between these two is substantial. Zyon Grand provides more premium features, such as a private lift and a dual kitchen configuration, but Penrith’s simpler layout remains practical and functional. For buyers who prioritise function over frills, Penrith has the edge.

The unit in Promenade Peak is slightly larger than the one in Zyon Grand. Both are five-bedroom, four-bathroom layouts with private lifts.

Their living and dining areas are positioned side by side, with balconies that span the length of these spaces. In Zyon Grand, the balcony also extends to the adjacent bedroom, adding a bit more frontage.

Zyon Grand has wet and dry sections (this seems to be the norm for its larger units, as we’ve seen), while Promenade Peak’s kitchen can be described as semi-enclosed: it comes with sliding doors that allow it to open fully as well. Both include a yard, WC, and utility area.

Zyon Grand features two ensuite bedrooms, whereas all five bedrooms in Promenade Peak are ensuite, with one bathroom serving as a jack-and-jill between two rooms. Promenade Peak also includes an additional powder room.

Overall, both layouts are quite comparable, though Promenade Peak offers a few added touches – such as the additional ensuite bedrooms and powder room. But in terms of price, Zyon Grand is cheaper…if it matters to a buyer of these unit sizes (generally a more affluent crowd). 

As an aside, the five-bedroom units in Zyon Grand begin from the 44th floor, similar to those in Promenade Peak. So whilst Promenade Peak is the tallest project in the area, Zyon Grand’s high-floor units still have a comparably good view. 

Can buyers in the area afford Zyon Grand?

Given that D3 has some of the higher-priced resale flats in Singapore, there’s likely a healthy pool of potential upgraders. 

Let’s see if this bears out: we’ll look at the types of properties that buyers here previously owned, before buying their D3 condos in recent years. This identifies how strong the upgrader segment is, and whether Zyon Grand’s pricing aligns with what these buyers can afford.

Year	HDB	Unknown	Private	% HDB Upgraders	% of existing private property owners
2020	367	188	521	34%	48%
2021	350	139	707	29%	59%
2022	315	83	713	28%	64%
2023	247	34	460	33%	62%
2024	222	7	423	34%	65%

Over the years, HDB upgraders have made up roughly a third (28 to 34 per cent) of condo buyers in D3. This hasn’t changed much. However, a good sign is that private property owners (i.e., those selling private properties to buy other private properties) have risen steadily and hit 65 per cent in 2024. 

This suggests that more seasoned buyers are entering the market, possibly drawn by newer launches or larger resale units in the area. This is very likely to rise in the coming years as well, as developers are clearly catering to them by keeping a low quantum (as in the case of Zyon Grand itself).

Next, let’s take a look at the typical price range that HDB upgraders are buying into. This will show if they’d find Zyon Grand affordable:

Price range

Under $1M

Between $1M – $1.5M

Between $1.6M – $2M

Between $2.1M – $2.5M

Between $2.6M – $3M

Above $3M

It’s a pretty straightforward answer here, which is just yes. The majority of the upgraders are buying in the range of $1.6 million to $2 million. At Zyon Grand, one and two-bedders fit squarely; three-bedders start at $2.2m, slightly above the upgrader sweet spot.

The larger units may target a mix of investors and existing private homeowners, who are perhaps eyeing the integrated nature of Zyon Grand. 

Exit strategy

With the likely buyer demographic in mind, let’s see how the exit strategy may work for Zyon Grand. We’ll start by looking at the supply and demand of condo units by size, across Singapore:

Bedrooms	CCR	RCR	OCR
1BR	18%	17%	9%
2BR	28%	30%	24%
3BR	36%	43%	52%
4BR	17%	9%	13%
5BR	1%	1%	2%

Across all regions, three-bedroom units make up the largest share of total supply, though the OCR has the highest proportion overall (because a three-bedder is considered the “default” family size).

In contrast, the OCR also shows the lowest representation of one- and two-bedroom units compared to the RCR and CCR.

At this point, we run into a slight problem for comparison.

Zyon Grand technically sits within D3 (RCR), but the project is literally just across the road from D9 (CCR).

This is problematic when analysing supply and demand; the RCR will show a higher share of family-sized homes, while the CCR leans more toward compact units. Combining both would blur these distinctions, making any table on the unit distribution misleading. 

For that reason, it’s difficult to present a clean dataset for Zyon Grand in this context, since it straddles the line between two regions. As such, we will look at D9 instead – this is because the immediate surroundings – including River Valley and Great World – are closer to key D9 residential enclaves.

No. of bedrooms	1BR	2BR	3BR	4BR	5BR
Percentage of unit supply in the vicinity of Zyon Grand to that of D9 (estimated)	18%	23%	23%	40%	23%

How does Zyon Grand’s unit mix fill the gaps in D9?

This is Zyon Grand’s unit mix:

Unit type	Estimated size (sqft)	Number of units	Unit breakdown
1 Bedroom + Study	474	59	8.36%
2 Bedroom	538	59
2 Bedroom Premium	646	59
2 Bedroom Premium + Study	721	118	33.43%
3 Bedroom	818	59
3 Bedroom Deluxe	861	118
3 Bedroom Premium + Study	1055 – 1076	116	41.50%
4 Bedroom Premium (With private lift)	1421	40
4 Bedroom Supreme (With private lift)	1518	40
4 Bedroom Supreme + Study (With private lift)	1615	18	13.88%
5 Bedroom Supreme (With private lift)	1819	18
Penthouse (5 Bedroom with private lift)	2659 – 2756	2	2.83%

Over 40 per cent of Zyon Grands units are three-bedders, and only around eight per cent as one-bedders. This leans more toward family living than most nearby CCR projects (which again, is just across the road, even though Zyon Grand is technically RCR). 

Zyon Grand also effectively provides family units for D9, being just across the road – this can fill the need for affordable family units that are lacking in its adjacent district. At the same time, the inclusion of compact one- and two-bedroom options (making up about 42 per cent of the total mix) ensures it remains relevant to singles and investors; this is also reasonable given the integrated nature of the project, which is bound to see excellent rentability. 

Overall, Zyon Grand bridges both markets (owner-occupier and investor) quite well; and the fact that the developer was willing to take on SA2 requirements also speaks to that. 

Now, let’s look at the resale performance of the various unit types in the district. 

We’ll need to know this to gauge what an exit could be like further down the road. We’re only using resale and sub sale transactions for this, to avoid developer discount effects:

Year	1-bedroom average $PSF	2-bedroom average $PSF	3-bedroom average $PSF	4-bedroom average $PSF	5-bedroom average $PSF
2014	$1,729	$1,653	$1,556	$1,613	$1,672
2015	$1,716	$1,591	$1,498	$1,478	$1,712
2016	$1,674	$1,631	$1,540	$1,495	$1,618
2017	$1,802	$1,704	$1,633	$1,536	$1,581
2018	$1,873	$1,810	$1,691	$1,713	$1,644
2019	$2,208	$1,955	$1,762	$1,780	$1,790
2020	$2,163	$2,047	$1,843	$1,803	$1,529
2021	$2,188	$2,072	$1,948	$1,918
2022	$2,315	$2,336	$2,248	$2,250	$1,638
2023	$2,323	$2,255	$2,244	$2,142
2024	$2,232	$2,273	$2,125	$1,999	$1,816
Annualised	2.59%	3.24%	3.17%	2.17%	0.83%

Over the past decade, two-bedders in D3 have seen the strongest growth, with an annualised rate of about 3.24 per cent. Three-bedders followed closely at 3.17 per cent, showing steady demand from owner-occupiers as well.

Five-bedder units recorded significantly lower percentage growth at just 0.83 per cent, unsurprising given their high quantum and more limited buyer pool. Four-bedroom units also grew at a slower pace of 2.17 per cent. This is likely to change in future though, as developers now build four and five-bedders that are smaller and have more manageable price points. 

Now, let’s look at the profitability of the various unit types in projects around Zyon Grand.

The following only includes units purchased from 2014 onward, and sold between 2024 to June 2025:

1-bedroom units

Gains

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
THE AVENIR	$1,482,300	$1,560,000	$77,700	5.24%	4.4
IRWELL HILL RESIDENCES	$1,265,000	$1,370,000	$105,000	8.17%	3.9
MIRAGE TOWER	$1,150,000	$1,320,000	$170,000	14.78%	4.7
TRIBECA	$1,125,000	$1,359,000	$234,000	22.22%	5.2
VALLEY PARK	$1,020,000	$1,470,000	$450,000	44.12%	9.2
Average/total	$1,208,460	$1,415,800	$207,340	18.91%	5.5

Zyon Grand’s one-bedders start from about $1,298,000, which is lower than the average resale price nearby. 

Among the newer launches, Irwell Hill Residences and The Avenir have both recorded profitable resales – averaging about $1.37 million and $1.56 million respectively – despite a holding period of just around four years. That’s a respectable outcome for one-bedders, which are typically stronger for rental yields than resale gains. 

Plainly put, Zyon Grand’s lower starting price is a huge edge for its one-bedders. This is a category where the whole point of buying is often the lower quantum.

2-bedroom units

Gains

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
RIVIERE	$2,226,953	$2,386,270	$159,317	7.31%	4.1
THE AVENIR	$2,659,625	$2,896,000	$236,375	9.01%	3.4
IRWELL HILL RESIDENCES	$1,733,250	$1,932,241	$198,991	11.43%	3.8
MARTIN PLACE RESIDENCES	$2,250,000	$2,600,000	$350,000	15.56%	3.9
MARTIN MODERN	$1,910,964	$2,214,000	$303,036	15.88%	6.8
TRIBECA	$2,200,000	$2,620,000	$420,000	19.09%	3.4
THE TRILLIUM	$2,676,667	$3,610,000	$933,333	34.89%	7.9
VALLEY PARK	$1,743,333	$2,583,333	$840,000	48.72%	9.3
Average/total	$2,175,099	$2,605,230	$430,131	20.24%	5.3

Losses

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
MARTIN MODERN	$2,047,512	$1,988,571	-$58,941	-2.85%	5.5

We’ll overlook the loss in Martin Modern, as it’s a single outlier. 

Zyon Grand’s two-bedders are well below the average resale prices nearby, which hover around $2.6 million. Across comparable projects, two-bedders achieved an average ROI of about 20 per cent, with gains ranging from 7 to 49 per cent. 

While unit sizes in Zyon Grand are smaller on average, its lower entry price and efficient layouts make it a solid choice. Notably, Irwell Hill and The Avenir have already posted solid returns in their short holding periods; so there’s clearly demand here.

3-bedroom units

Gains

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
THE AVENIR	$3,119,000	$3,488,000	$369,000	11.83%	3.8
RIVIERE	$3,040,053	$3,426,667	$386,613	13.54%	4.2
THE TRILLIUM	$3,900,000	$4,650,000	$750,000	19.23%	6.2
IRWELL HILL RESIDENCES	$2,204,000	$2,640,000	$436,000	19.78%	4.1
MARTIN MODERN	$2,605,722	$3,164,047	$558,325	23.06%	6.6
CENTENNIA SUITES	$4,050,000	$5,085,000	$1,035,000	25.56%	10.4
TRIBECA	$3,400,000	$4,450,000	$1,050,000	30.88%	5.9
MIRAGE TOWER	$2,690,033	$3,826,296	$1,136,263	42.32%	9.5
Average/total	$3,126,101	$3,841,251	$715,150	23.28%	6.3

Losses

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
RIVIERE	$5,235,000	$5,100,000	-$135,000	-2.58%	1.9

Again, we’ll overlook the one outlier, which is an exceptionally high-priced unit at Riviere, with an abnormally short holding period of less than two years.

Zyon Grand’s three-bedders are also notably below the average resale prices nearby. Zyon’s family units are lower by a rather hefty margin, too, at $2.2 million versus $3.84 million. 

Most projects in the area recorded profitable transactions over the past 18 months, with Irwell Hill and The Avenir again delivering good returns over a short period. 

Larger, older freehold developments such as The Trillium and Mirage Tower showed some of the highest absolute gains; so there’s continued demand for spacious family units in River Valley. However, the massive size and quantum of these units are targeted at a different demographic from Zyon Grand. 

4-bedroom units

Gains

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
THE AVENIR	$8,115,000	$8,832,667	$717,667	8.90%	4.0
YONG AN PARK	$6,050,000	$7,280,000	$1,230,000	20.33%	6.3
THE TRILLIUM	$4,500,000	$5,450,000	$950,000	21.11%	9.8
MARTIN MODERN	$3,913,434	$4,855,000	$941,566	24.06%	6.3
RIVERGATE	$4,142,000	$5,793,200	$1,651,200	41.64%	7.2
Average/total	$5,344,087	$6,442,173	$1,098,087	23.21%	6.7

Again, the surrounding resale options are targeted at very different buyer segments. With such a huge gap in both size and price, it’s clear that Zyon Grand’s four-bedders aren’t meant as alternatives to the sprawling units at Rivergate or The Trillium. 

Instead, Zyon Grand will fill a different need: catering to families who want the prime location, but at a lower quantum than the traditional luxury options nearby. We’d see it as filling a necessary gap in the area.

5-bedroom units

Gains

Project	Average purchase price	Average sale price	Average gains	Average ROI	Average holding period (years)
THE TRILLIUM	$5,083,333	$6,120,000	$1,036,667	22.12%	5.8

There’s not much we can say here, with The Trillium having the sole transaction. Zyon Grand’s smaller five-bedders start from about $5,988,000, which is slightly below the average resale price of this transacted unit. 

Overall, we see that three-bedders delivered the highest average ROI in recent resale transactions; and the four-bedders were not far behind. That suggests strong fundamental demand for family-sized units in the area. 

Zyon Grand’s starting prices for all unit types fall below the resale benchmarks in the area; while it’s smaller, it presents a rare foothold into D9 (whilst it’s technically in D3, it is right across the road from D9). 

The tradeoff is that the units are more compact, with efficient layouts being a mitigating factor. 

Now let’s look at what may emerge nearby in future, based on URA zoning

There is another residential plot nearby. River Valley Green (Parcel B) was sold earlier this year, with an estimated breakeven cost of about $2,386 psf. Assuming a typical developer profit margin of between 18 and 38 per cent, the eventual launch price could fall between $2,815 and $3,293 psf. This would place it above Zyon Grand’s estimated starting price of $2,689 psf.

The upcoming development will introduce new competition; at which point, there may be a tussle between Promenade Peak, Zyon Grand, and the next new project further down the road. Ultimately, its impact on pricing will depend on how it is positioned. But in any case, Zyon Grand has an edge in that it’s the hub of the area, being integrated. 

Conclusion:

At around $2,689 psf, Zyon Grand sits in the mid-range compared to nearby resale developments. However, its smaller unit sizes – and hence lower quantum – make it one of the most accessible new options in the area. It also has the unique advantage of being effectively in D9, as it borders the district. 

While its units are smaller, the layouts are highly functional and more efficient than older neighbours. 

Among resale comparisons, Irwell Hill Residences stands out as Zyon Grand’s closest alternative, given their similarities in pricing and unit mix. Irwell Hill has yet to record any unprofitable transactions, with three-bedders showing the highest ROI so far. That’s also a good sign for Zyon Grand, and compared to Irwell Hill, Zyon Grand’s one-, two-, and three-bedders start at lower prices, giving it an edge.

Against other new launches today, Zyon Grand’s starting psf is again in the mid-range. Its smaller unit types are competitive among new projects, but its four- and five-bedders are positioned toward the upper end of the market. Within D3, its two- and three-bedder prices might put it in competition with Penrith.

Looking ahead, the upcoming River Valley Green (Parcel B) launch is expected to enter the market at a higher psf, which will add future competition – but the degree of that competition is unknown and depends on how it’s positioned.

Overall, Zyon Grand’s strength lies in its balance of pricing and location. It exemplifies the new approach developers are taking to prime areas today: compact, efficient homes with manageable prices, and able to serve both homebuyers and investors. 

For more price comparisons between today’s top launches, follow us on Stacked Pro. If you’d like to get in touch for a more in-depth consultation, you can do so here.