A River Valley Condo From Just $1.2M? Here’s What You Need To Know About River Green’s Pricing

Most of us don’t usually associate “District 9” with affordability, but River Green is a surprising exception. Launching from $1.2 million and up (a number that wouldn’t look out of place further out on the city fringe), it may be one of the most competitively priced prime-region new launches to date. So before jumping to any conclusions based on the location, here’s a nuanced look at its prices:

Let’s start with River Green’s pricing and how it holds up in the district

Indicative starting prices

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
1-Bedroom	420	$1,200,000	$2,857
1-Bedroom + Study	452	Not Provided	Not Provided
2 Bedroom	527	$1,500,000	$2,846
2 Bedroom (Premium)	603	$1,720,000	$2,852
2 Bedroom + Study	657	Not Provided	Not Provided
3 Bedroom	786 – 883	$2,250,000	$2,863
4 Bedroom	980	$2,800,000	$2,857

Notice the sub-$2 million pricing for two-bedder premium and under, and the developer cleverly keeping the price below $3 million; most buyers today will expect $3 million or above for new launch four-bedders. So even before going deeper, we can see that this project is priced to move. 

Now, let’s look at the overall performance in District 9

This is how prices have moved over the past 10 years, compared to the Singapore-wide average:

All tenures

Year	D09	All non-landed private properties
2014	$2,084	$1,289
2015	$1,930	$1,180
2016	$2,177	$1,232
2017	$2,064	$1,304
2018	$2,424	$1,435
2019	$2,358	$1,560
2020	$2,257	$1,513
2021	$2,453	$1,600
2022	$2,491	$1,712
2023	$2,567	$1,869
2024	$2,406	$1,886
Annualised	1.45%	3.88%

Over the past decade, District 9 has underperformed compared to the broader private property market. But underperformance doesn’t always mean bad value today; especially with a launch like River Green that’s bucking price expectations.

Now, let’s look at the performance of 99-year leasehold properties in the district

Year	D09	All non-landed private properties
2014	$2,218	$1,195
2015	$1,835	$1,104
2016	$2,409	$1,166
2017	$2,183	$1,230
2018	$2,449	$1,359
2019	$2,399	$1,474
2020	$2,277	$1,453
2021	$2,558	$1,517
2022	$2,550	$1,595
2023	$2,516	$1,783
2024	$2,393	$1,854
Annualised	0.76%	4.49%

If you’re purely going by the numbers, 99-year leasehold condos in District 9 have barely grown over the last ten years. Meanwhile, the average 99-year condo across the island has done almost six times better. In fact, you could argue District 9’s leasehold segment is due for a catch-up, especially when something like River Green enters the market at such a quantum.

Now let’s look at 999-year/freehold properties

Year	D09	All non-landed private properties
2014	$2,069	$1,505
2015	$1,941	$1,438
2016	$1,904	$1,470
2017	$1,967	$1,501
2018	$2,434	$1,617
2019	$2,360	$1,797
2020	$2,258	$1,688
2021	$2,407	$1,812
2022	$2,476	$1,995
2023	$2,599	$2,111
2024	$2,441	$2,003
Annualised	1.66%	2.90%

While this segment did better than D9’s leasehold properties, it still lags behind the broader market. In short, regardless of tenure, District 9 has seen muted performance over the last decade; likely due to high base prices, and perhaps cooling measures (such as ABSD) affecting foreign buyers and investors worse in this area. 

But underperformance doesn’t mean the district has no value. Again, it’s likely due to the high base prices of condos here over the past years.

How does D9 compare to the rest of Singapore, region by region?

All tenures

Year	D09	CCR	RCR	OCR
2014	$2,084	$1,971	$1,408	$1,062
2015	$1,930	$1,846	$1,383	$1,010
2016	$2,177	$1,968	$1,390	$1,008
2017	$2,064	$1,940	$1,464	$1,053
2018	$2,424	$2,161	$1,594	$1,139
2019	$2,358	$2,294	$1,726	$1,225
2020	$2,257	$2,181	$1,681	$1,229
2021	$2,453	$2,318	$1,808	$1,252
2022	$2,491	$2,451	$1,893	$1,381
2023	$2,567	$2,512	$2,102	$1,518
2024	$2,406	$2,330	$2,159	$1,653
Annualised	1.45%	1.69%	4.37%	4.53%

99-year leasehold properties

Year	D09	CCR	RCR	OCR
2014	$2,218	$2,073	$1,453	$1,025
2015	$1,835	$1,857	$1,417	$993
2016	$2,409	$2,106	$1,420	$999
2017	$2,183	$1,984	$1,509	$1,050
2018	$2,449	$2,153	$1,636	$1,139
2019	$2,399	$2,319	$1,739	$1,225
2020	$2,277	$2,226	$1,714	$1,222
2021	$2,558	$2,327	$1,873	$1,228
2022	$2,550	$2,311	$1,970	$1,354
2023	$2,516	$2,316	$2,186	$1,520
2024	$2,393	$2,312	$2,230	$1,661
Annualised	0.76%	1.10%	4.38%	4.95%

999-year/freehold properties

Year	D09	CCR	RCR	OCR
2014	$2,069	$1,940	$1,415	$1,261
2015	$1,941	$1,855	$1,320	$1,178
2016	$1,904	$1,896	$1,339	$1,135
2017	$1,967	$1,939	$1,404	$1,100
2018	$2,434	$2,203	$1,526	$1,161
2019	$2,360	$2,316	$1,715	$1,260
2020	$2,258	$2,182	$1,640	$1,238
2021	$2,407	$2,341	$1,690	$1,326
2022	$2,476	$2,551	$1,774	$1,518
2023	$2,599	$2,638	$1,948	$1,514
2024	$2,441	$2,371	$2,044	$1,597
Annualised	1.66%	2.03%	3.74%	2.39%

The takeaway is that District 9 has consistently trailed the pack, regardless of tenure, and this would have been tougher from 2023 onward, when the ABSD for foreigners was raised to 60 per cent. So the real question becomes: what’s the current resale benchmark? And how does River Green stack up?

Let’s turn to the resale market next.

Most of the projects in District 9, and indeed, the CCR in general, are 999-years or freehold. But let’s still include them for now, and we can narrow it down later:

Project	Completion year	Tenure	No. of units	Unit mix	Avg size	Avg $PSF	Avg price	No. of tnx
Valley Park	1997	999-year	728	1, 2, 3, 4	1349	$2,119	$2,856,050	20
Mirage Tower	1996	Freehold	248	1, 2, 3, 4	1293	$2,290	$2,955,486	8
Yong An Park	1986	Freehold	288	1, 3, 4, 5, 6	3549	$2,335	$8,208,571	7
Tribeca by the Waterfront	2010	Freehold	175	1, 2, 3, 4	1096	$2,518	$2,760,615	13
The Trillium	2010	Freehold	231	2, 3, 4, 5	1897	$2,574	$4,873,907	12
Melrose Park	2000	999-year	170	3, 4	1701	$2,587	$4,400,000	2
Martin Place Residences	2011	Freehold	302	1, 2, 3, 4, 5	1404	$2,624	$3,740,671	7
Martin Modern	2021	99-year	450	2, 3, 4	1003	$2,713	$2,730,592	37
The Cosmopolitan	2008	Freehold	228	2, 3, 4	1367	$2,727	$3,740,000	4
Centennia Suites	2013	Freehold	97	2, 3, 4	1563	$2,791	$4,391,778	5
River Green						From $2,846 PSF
Rivergate	2009	Freehold	545	2, 3, 4	1702	$2,870	$4,893,333	18
Riviere	2023	99-year	455	1, 2, 3, 4	1004	$2,900	$2,916,717	11
Irwell Hill Residences	2024	99-year	540	1, 2, 3, 4, 5	643	$2,918	$1,881,681	16
The Avenir	2024	Freehold	376	1, 2, 3, 4	1150	$3,268	$3,897,200	5

Based on River Green’s indicative starting price of $2,846 per square foot, it’s priced below most newly completed 99-year leasehold projects nearby, including:

• Riviere at $2,900 per square foot
• Irwell Hill Residences at $2,918 per square foot
• And even Martin Modern, now averaging $2,713 per square foot (but with earlier buyers having entered at much lower prices).
  

Even compared to some older freehold projects like Rivergate or The Cosmopolitan, River Green is entering the market at a lower $PSF.

However, one key thing to remember is unit size. Many resale projects, especially the older ones here, have significantly larger layouts. So even if their PSF seems lower or comparable, the overall quantum (and therefore cash outlay) is still much higher. For example:

• Mirage Tower averages around $2.96 million
• The Trillium averages close to $4.87 million
• Rivergate units hover near $4.9 million

This is why we emphasised earlier River Green’s sub-$2 million pricing for two-bedders and under, and sub-$3 million for four-bedders. In contrast to the oversized resale projects, which were the trend in the CCR in the past, these numbers are much more palatable for a wider Singaporean market. 

Now let’s break it down into specific unit types:

(The following is based on sub sale and resale transactions from 2024 to June 2025)

1-bedroom units

Project	Avg $PSF	Avg price	No. of tnx
River Green		Starting from $1,200,000
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
River Green		Starting from $1,500,000
IRWELL HILL RESIDENCES	$2,911	$1,902,068	13
MARTIN MODERN	$2,645	$2,121,176	17
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
River Green		Starting from $2,250,000
IRWELL HILL RESIDENCES	$3,066	$2,640,000	1
MARTIN MODERN	$2,769	$3,164,047	19
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
River Green		Starting from $2,800,000
MELROSE PARK	$2,587	$4,400,000	2
THE COSMOPOLITAN	$2,739	$4,600,000	1
MARTIN MODERN	$2,801	$4,855,000	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

Across every unit type, River Green’s indicative starting prices are consistently among the lowest in the area. 

One-bedroom units start from around $1.2 million, undercutting even older resale condos like Mirage Tower and Tribeca, and coming in well below newer launches like Irwell Hill Residences. 

For two-bedroom units, prices start from $1.5 million, while most resale counterparts are already breaching the $2 million mark, despite being older and sometimes less efficient. 

The three-bedroom units at River Green start from $2.25 million, while even the most affordable resale options are at least $400,000 higher, with the majority closer to $3.5 million and above. 

As for four-bedders, River Green’s $2.8 million starting point is easily the lowest quantum available in District 9 today. Most resale four-bedroom units here are priced from $4.4 million to over $8 million, due to significantly larger sizes. 

Even if River Green’s units are more compact, the overall affordability makes it an outlier in today’s CCR market. Among the various neighbours, Irwell Hill Residences stands out as the most viable alternative, being similarly new, a 99-year leasehold, and closely aligned in unit types and pricing.

Now, let’s look at unit size comparisons

There is a range of sizes for each unit type across all these condos. For practicality, we’ll compare based on the minimum size of each unit type.

1-bedroom units

Project	Min. size (sqft)
River Green	Starting from 420
IRWELL HILL RESIDENCES	452
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 (sqft)
River Green	Starting from 527
IRWELL HILL RESIDENCES	603
MARTIN MODERN	764
THE AVENIR	807
RIVIERE	818
MIRAGE TOWER	958
RIVERGATE	1,023
TRIBECA	1,033
MARTIN PLACE RESIDENCES	1,044
VALLEY PARK	1,109
THE COSMOPOLITAN	1,141
CENTENNIA SUITES	1,238
THE TRILLIUM	1,399

3-bedroom units

Project	Min. size (sqft)
River Green	Starting from 786
IRWELL HILL RESIDENCES	861
MARTIN MODERN	1,012
RIVIERE	1,141
THE AVENIR	1,141
MIRAGE TOWER	1,227
MELROSE PARK	1,292
THE COSMOPOLITAN	1,324
TRIBECA	1,367
MARTIN PLACE RESIDENCES	1,421
RIVERGATE	1,464
VALLEY PARK	1,550
CENTENNIA SUITES	1,755
YONG AN PARK	1,765
THE TRILLIUM	1,798

4-bedroom units

Project	Min. size (sqft)
River Green	Starting from 980
IRWELL HILL RESIDENCES	1,539
THE COSMOPOLITAN	1,679
MARTIN MODERN	1,701
MELROSE PARK	1,701
RIVERGATE	1,722
MARTIN PLACE RESIDENCES	1,894
TRIBECA	1,894
MIRAGE TOWER	1,948
RIVIERE	2,002
THE AVENIR	2,056
CENTENNIA SUITES	2,217
THE TRILLIUM	2,217
YONG AN PARK	3,111
VALLEY PARK	3,767

Across all unit types, River Green has the smallest starting sizes in the area. Its one-bedroom units start from just 420 sq ft. Even the next most compact development, Irwell Hill Residences, starts at 452 sq ft for a one-bedder and 603 sq ft for a two-bedder. 

This trend continues all the way up to the four-bedroom units, where River Green’s 980 sq ft starting point is dwarfed by the next smallest (Irwell Hill again, at 1,539 sq ft) and trails far behind older resale condos where sizes exceed 2,000 to even 3,700 sq ft. 

Since Irwell Hill is the closest point of comparison, we decided to also look at its performance:

From 2024 to July 2025, there are 15 profitable transactions. One transaction only broke even, but none have seen losses.

Description	1BR	2BR	3BR	Entire Project
Average gains	$105,000	$198,991	$436,000	$202,259
Average purchase price	$1,263,772	$1,731,449	$2,203,299	$1,702,366
ROI	8.3%	11.5%	19.8%	11.9%
No. of tnx	2	12	1	15
Average holding period (days)	1,440	1,380	1,501	1,396
Average holding period (years)	3.95	3.78	4.11	3.8

Given that Irwell Hill Residences is still relatively new, we’re working with a limited sample size for now. That said, the data hints at a trend: as unit sizes go up, so does ROI. Three-bedroom units saw the best returns, with an average gain of $436,000 or 19.8 per cent; however, this figure is based on a single transaction, so it might not be fully representative. It’s also worth noting that the holding period for the three-bedder was slightly longer than for the smaller units, which could have played a part in its stronger gains. 

Overall, the early signs are promising, if we assume River Green follows a similar trajectory.

Now, let’s compare the floor plans of Irwell Hill Residences versus River Green

For the following, we have focused on highlighting the differences between the unit layouts. For a more comprehensive description of the floor plans, please see the Insider Tours of the Irwell Hill Residences review and River Green review. 

River Green’s smallest one-bedder starts from 420 sq ft at $1.2 million, while Irwell Hill Residences’ smallest unit is 452 square feet, with a recent unit transacted at $1.26 million. River Green also offers a one-bedroom plus study at 452 square feet.

The layouts differ in a few practical ways. River Green’s kitchen is tucked in a corner and can potentially be enclosed, while Irwell Hill uses a linear open kitchen. River Green’s living/dining area comes with a balcony, which some consider inefficient in such a small unit. 

Both have Jack-and-Jill bathrooms, but in Irwell Hill, you’ll need to walk through the study to access it from the bedroom.

Price-wise, River Green starts about $170,000 lower than Irwell Hill on average. Even with a 10 per cent price bump, River Green’s entry quantum remains lower, which could mean better rental yield and stronger resale upside.

Let’s also look at the 452 sq ft one-bedroom + study unit in River Green, and its Irwell Hill counterpart

There are several key differences in layout execution.

River Green’s study is tucked into a corner, offering more flexibility than Irwell Hill’s, which sits between the bedroom and bathroom. Both units feature open kitchens, but River Green incorporates an L-shaped counter that better defines the dining zone, while Irwell Hill’s kitchen is linear, with potential to double the counter as a dining table. The former will be preferred by serious home cooks, and the latter may be preferred by those who like to host. 

River Green includes a balcony, which may be seen as wasted space. Irwell Hill skips the balcony, offering a more fully enclosed living area. Both bathrooms are Jack-and-Jill for added convenience, but Irwell Hill’s layout requires walking through the study to access it from the bedroom.

At a starting price of $1.2 million for the 420 sq ft unit ($2,857 psf), a 452 square foot unit at the same rate would cost around $1.29 million; still below Irwell Hill’s average of $1.37 million for one-bedders. 

Two-bedroom units

River Green’s smallest two-bedroom unit starts from 527 sq ft at $1.5 million, while Irwell Hill Residences’ smallest two-bedder is 603 sq ft, with a recent unit sold at $1.69 million. Both are two-bedroom, one-bathroom layouts, but River Green also offers a 603 sq ft two-bathroom option.

River Green’s 527 sq ft layout uses a dumbbell configuration, which tends to be more efficient than Irwell Hill’s traditional corridor layout. In Irwell Hill, neither bedroom is en-suite. In contrast, River Green offers a Jack-and-Jill bathroom that links to the master bedroom, adding both privacy and convenience.

Both kitchens are tucked in the corner with the potential to be enclosed, and otherwise, the layouts are broadly similar. But River Green makes better use of the internal space despite the smaller footprint, thanks to the layout efficiency and added functionality from the Jack-and-Jill access.

At a $1.5 million starting price, River Green undercuts Irwell Hill’s average two-bedder by around $380,000. Even if prices rise by 10 per cent, the same unit would still cost roughly $230,000 less. That’s a significant gap for what is arguably a more practical layout, making River Green a stronger pick in our opinion. 

Let’s also take a look at the 603 sq ft, two-bed, two-bath unit in River Green, and its Irwell Hill counterpart

River Green’s 603 sq ft two-bedder (two-bathroom) starts from $1.72 million, compared to a similar-sized unit at Irwell Hill Residences, which sold for $1.69 million in March 2025. But the similarities end at the size.

River Green’s unit has a dumbbell layout, and thanks to a Jack-and-Jill configuration on the common bathroom, both bedrooms are effectively en-suite. The living and dining areas are properly segmented, and the kitchen (tucked in a corner) can potentially be enclosed, offering better functionality.

Even with a 10 per cent increase in $PSF, River Green’s two-bedder with two bathrooms would still come in just $9,000 above Irwell Hill’s average two-bedder. That’s remarkable considering Irwell Hill’s layout is just a one-bathroom configuration.

Same size, better layout, more bathrooms, and comparable pricing, so River Green does have an edge here. 

Three-bedroom units

These are the smallest three-bedders in both projects, and while River Green’s unit is more compact, it arguably makes better use of the space. Both units follow a 2+1 layout: two reasonably sized bedrooms and one smaller room that’s really only good for a single bed.

That said, River Green edges ahead in functionality. The common bathroom is Jack-and-Jill, allowing Bedroom Three to function as a second ensuite. There’s also a home shelter, an underrated but welcome feature for keeping clutter out of sight. The living and dining areas are separated too, unlike the side-by-side layout in Irwell Hill Residences.

Both units come with balconies, but some people may find that in the tropics, balconies are more of a liability than a perk.

At $2.25 million, River Green’s starting price is nearly $400,000 lower than Irwell Hill Residences’ average three-bedder. Given the smarter layout and additional features, it’s hard not to see this as the better value play.

Four-bedroom units

River Green offers just one four-bedder size, while Irwell Hill Residences has a couple, with 1,539 sq ft being the smallest. In all bluntness, the size of the River Green unit means it’s really a three-bedder, with the option to put in another room; but this will result in a notable compromise of space. 

River Green goes for practicality. It has a conventional layout, an enclosed kitchen, and a home shelter across from it. The living and dining areas are segregated, and the balcony spans just the width of the living room, thankfully kept small.

In contrast, Irwell Hill Residences is clearly pitched at the luxury segment. The layout has bedrooms flanking the communal areas, a private lift, a wet and dry kitchen, a yard, another home shelter, and a WC. Its living and dining areas are laid out horizontally, with a large balcony stretching across both.

River Green has two en-suite bedrooms thanks to a Jack-and-Jill arrangement, while Irwell Hill Residences has three, with its own Jack-and-Jill for one of the common bedrooms.

The price gap? A massive $2.7 million between River Green’s entry price and Irwell Hill’s last new sale. Honestly, it’s not a fair comparison though, as River Green was clearly developed with palatable pricing, and the 4-bedrooms units are more like a 3+1 unit in terms of the size. 

Now, let’s take a look at River Green’s prices against recent new launches

Project	Tenure	District	Estimated breakeven $PSF	$PSF range for new sale transactions	Average $PSF for new sale transactions	Average developer’s profit margin (based on average $PSF)	Average quantum
Lentor Central Residences	99-year	26	$1,793	$1,982 – $2,586	$2,222	23.93%	$1,963,121
Parktown Residence	99-year	18	$1,661	$2,146 – $2,605	$2,370	42.69%	$1,967,065
Lyndenwoods	99-year	5	–	$2,192 – $2,700	$2,459	–	$2,231,703
Bloomsbury Residences	99-year	5	$2,076	$2,348 – $2,706	$2,488	19.85%	$1,823,520
ELTA	99-year	5	$2,156	$2,200 – $2,881	$2,546	18.09%	$2,071,392
The Orie	99-year	12	$2,305	$2,395 – $3,064	$2,731	18.48%	$2,398,830
River Green					Starts from $2,846 psf
One Marina Gardens	99-year	1	$2,361	$2,770 – $3,310	$2,952	25.03%	$1,918,130
Aurea	99-year	7	–	$2,736 – $3,691	$2,991	–	$3,554,078
Arina East Residences	Freehold	15	$2,362	$2,890 – $3,241	$2,999	26.97%	$2,546,843
Meyer Blue	Freehold	15	$2,722	$2,984 – $3,569	$3,230	18.66%	$3,367,447
W Residences Marina View	99-year	1	–	$3,335 – $3,352	$3,344	–	$3,417,500

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Sean · 19 Oct 2022 · 3 comments

With an estimated starting price of $2,8xx psf, River Green is entering the market at a level that undercuts several recent and upcoming launches. It’s priced below the average psf of W Residences Marina View (CCR), Aurea (D7), and One Marina Gardens (D1).

It’s also lower than freehold launches in D15 such as Meyer Blue and Arina East Residences, despite those being located in the Rest of Central Region (RCR).

Now let’s break it down by unit type

To get a better sense of where River Green stands, we’ll compare the unit types that are still available across recent and upcoming launches.

1-bedroom unit

Project	Tenure	District	1 Bedroom Prices
River Green	99 yrs	District 9	$1,200,000
The Collective at One Sophia	99 yrs	District 9	$1,223,000
Lentoria	99 yrs	District 26	$1,308,000
Bagnall Haus	Freehold	District 16	$1,339,000
Robertson Opus	999 yrs	District 9	$1,374,000
ELTA	99 yrs	District 5	$1,384,000
Hill House	Freehold	District 9	$1,393,000
Tembusu Grand	99 yrs	District 15	$1,409,000
Grand Dunman	99 yrs	District 15	$1,412,000
Lentor Hills Residences	99 yrs	District 26	$1,413,000
TMW Maxwell	99 yrs	District 02	$1,420,000
Union Square Residences	99 yrs	District 1	$1,422,000
Emerald of Katong	99 yrs	District 15	$1,433,000
Promenade Peak	99 yrs	District 9	$1,450,000
The Orie	99 yrs	District 12	$1,467,000
Claydence	Freehold	District 15	$1,473,600
8@BT	99 yrs	District 21	$1,495,000
The Continuum	Freehold	District 15	$1,510,000
Hillock Green	99 yrs	District 26	$1,513,000
Midtown Bay	99 yrs from 02/01/2018	District 7	$1,588,000
Grange 1866	Freehold	District 10	$1,702,000

2-bedroom unit

Project	Tenure	District	2 Bedroom Prices
River Green	99 yrs	District 9	$1,500,000
The Shorefront	999 years	District 17	$1,501,891
Kassia	Freehold	District 17	$1,557,000
Orchard Sophia	Freehold	District 9	$1,566,180
The Myst	99 yrs	District 23	$1,589,000
The LakeGarden Residences	99 years	District 22	$1,590,000
Hillock Green	99 yrs	District 26	$1,618,000
Bloomsbury Residences	99 yrs	District 5	$1,633,000
SORA	99 yrs	District 22	$1,665,000
Lentoria	99 yrs	District 26	$1,730,000
Hillhaven	99 yrs	District 23	$1,755,810
Aurea	99 yrs	District 7	$1,765,000
The Hillshore	Freehold	District 5	$1,768,000
Hill House	Freehold	District 9	$1,798,000
The Collective at One Sophia	99 yrs	District 9	$1,809,000
Koon Seng House	Freehold	District 15	$1,819,000
Promenade Peak	99 yrs	District 3	$1,850,000
Claydence	Freehold	District 15	$1,886,400
Bagnall Haus	Freehold	District 16	$1,901,000
Terra Hill	Freehold	District 5	$1,913,000
8@BT	99 yrs	District 21	$1,920,000
Nava Grove	99 yrs	District 21	$1,932,600
The Arcady at Boon Keng	Freehold	District 12	$1,945,000
Chuan Park	99 yrs	District 19	$1,945,300
Grand Dunman	99 yrs	District 15	$1,954,000
Union Square Residences	99 yrs	District 1	$2,023,000
Pinetree Hill	99 yrs	District 21	$2,040,000
The Continuum	Freehold	District 15	$2,210,000
ELTA	99 yrs	District 5	$2,237,000
Robertson Opus	999 yrs	District 9	$2,273,000
Grange 1866	Freehold	District 10	$2,285,000
Midtown Bay	99 yrs from 02/01/2018	District 7	$2,308,000
TMW Maxwell	99 yrs	District 2	$2,404,000
Atlassia	Freehold	District 15	$3,059,028
Boulevard 88	Freehold	District 10	$4,811,100

3-bedroom unit

Project	Tenure	District	3 Bedroom Prices
Provence Residence	99 yrs	District 27	$1,556,000
The Shorefront	999 years	District 17	$1,775,519
Jansen House	999 yrs	District 19	$2,023,000
Lentoria	99 yrs	District 26	$2,112,000
SORA	99 yrs	District 22	$2,136,000
Kassia	Freehold	District 17	$2,145,000
Hill House	Freehold	District 9	$2,165,000
Bloomsbury Residences	99 yrs	District 5	$2,173,000
River Green	99 yrs	District 9	$2,250,000
The LakeGarden Residences	99 years	District 22	$2,277,600
The Myst	99 yrs	District 23	$2,325,000
Hillhaven	99 yrs	District 23	$2,381,984
Terra Hill	Freehold	District 5	$2,406,000
Chuan Park	99 yrs	District 19	$2,467,300
The Arcady at Boon Keng	Freehold	District 12	$2,486,000
Parktown Residence	99 yrs	District 18	$2,542,000
Nava Grove	99 yrs	District 21	$2,547,600
Grand Dunman	99 yrs	District 15	$2,576,000
The Hillshore	Freehold	District 5	$2,588,000
ELTA	99 yrs	District 5	$2,600,000
Aurea	99 yrs	District 7	$2,632,000
Koon Seng House	Freehold	District 15	$2,638,000
Hillock Green	99 yrs	District 26	$2,657,000
Claydence	Freehold	District 15	$2,690,000
Promenade Peak	99 yrs	District 9	$2,750,000
Atlassia	Freehold	District 15	$2,804,578
Union Square Residences	99 yrs	District 1	$2,820,000
8@BT	99 yrs	District 21	$2,828,000
The Collective at One Sophia	99 yrs	District 9	$2,874,000
The Continuum	Freehold	District 15	$2,966,000
The Orie	99 yrs	District 12	$2,976,000
Pinetree Hill	99 yrs	District 21	$2,981,000
Meyer Blue	Freehold	District 15	$3,001,000
LyndenWoods	99 yrs	District 5	$3,043,000
J’den	99 yrs	District 22	$3,102,000
Robertson Opus	999 yrs	District 9	$3,180,000
Ikigai	Freehold	District 11	$3,383,000
Enchante	Freehold	District 11	$3,394,050
Canninghill Piers	99 yrs from 03/09/2021	District 6	$3,503,000
Midtown Bay	99 yrs from 02/01/2018	District 7	$4,714,000
Watten House	Freehold	District 11	$5,038,000
The Giverny Residences	Freehold	District 10	$5,497,000

4-bedroom unit

Project	Tenure	District	4 Bedroom Prices
Jansen House	999 yrs	District 19	$2,497,000
Kassia	Freehold	District 17	$2,522,000
Norwood Grand	99 yrs	District 25	$2,616,000
Hillhaven	99 yrs	District 23	$2,688,888
Lentoria	99 yrs	District 26	$2,700,000
Hillock Green	99 yrs	District 26	$2,760,000
Koon Seng House	Freehold	District 15	$2,788,000
The LakeGarden Residences	99 years	District 22	$2,799,000
River Green	99 yrs	District 9	$2,800,000
The Shorefront	999 years	District 17	$2,855,737
Bloomsbury Residences	99 yrs	District 5	$2,866,000
The Myst	99 yrs	District 23	$2,881,000
Parktown Residence	99 yrs	District 18	$2,955,000
ELTA	99 yrs	District 5	$3,098,000
Nava Grove	99 yrs	District 21	$3,218,300
SORA	99 yrs	District 22	$3,225,000
Blossoms By The Park	99 yrs	District 05	$3,336,000
Chuan Park	99 yrs	District 19	$3,363,800
J’den	99 yrs	District 22	$3,371,000
The Orie	99 yrs	District 12	$3,405,000
Pinetree Hill	99 yrs	District 21	$3,483,000
Terra Hill	Freehold	District 5	$3,504,000
The Continuum	Freehold	District 15	$3,593,000
Grand Dunman	99 yrs	District 15	$3,594,000
8@BT	99 yrs	District 21	$3,622,000
The Arcady at Boon Keng	Freehold	District 12	$3,701,000
Enchante	Freehold	District 11	$3,762,066
The Hillshore	Freehold	District 5	$3,880,000
Aurea	99 yrs	District 7	$4,080,510
LyndenWoods	99 yrs	District 5	$4,180,000
Promenade Peak	99 yrs	District 9	$4,450,000
Meyer Blue	Freehold	District 15	$4,584,000
Union Square Residences	99 yrs	District 1	$4,620,000
Watten House	Freehold	District 11	$4,956,000
Robertson Opus	999 yrs	District 9	$5,120,000
Sceneca Residence	99 yrs	District 16	$5,188,000
Canninghill Piers	99 yrs from 03/09/2021	District 6	$5,267,000
Claydence	Freehold	District 15	$5,410,000
The Giverny Residences	Freehold	District 10	$9,566,000

One-bedroom units

River Green’s one-bedder starts from $1.2 million, which is lower than most available one-bedders, even those in the OCR. ELTA and Union Square Residences are already well past $1.38 million, while The Orie and Robertson Opus are firmly in the $1.47 million to $1.58 million range. River Green is the most affordable entry point into the CCR.

Two-bedroom units

At a starting price of $1.5 million, River Green’s two-bedders undercut a long list of RCR and even OCR launches. ELTA is at $2.24 million, and Union Square Residences is at $2.12 million. Even Promenade Peak, just across the river, starts from the high $1.8 million. On price alone, River Green is already one of the more compelling options.

Three-bedroom units

River Green’s three-bedders start from $2.25 million, cheaper than almost every competing launch. You’re paying less than Parktown Residence, ELTA, Aurea, and One Marina Gardens, and those are in less central locations. The Orie’s three-bedder (a dual-key layout) starts close to $3 million. That’s a full $700,000 gap, and River Green’s layouts still come with better functionality.

Four-bedroom units

Here’s where things get really interesting. River Green’s four-bedders start from $2.8 million. That’s less than Bloomsbury Residences, Parktown Residence, and even OCR projects like Lentor Central Residences. The Orie in Toa Payoh is asking over $3.4 million, and Robertson Opus starts from $5.09 million. Size differences aside, it’s hard to argue against River Green’s ultra-central location and entry quantum.

Because Promenade Peak is the most likely point of comparison in the wider CCR, we’re including it here:

As this is meant to be a pricing comparison, we will keep to the main differences only. For a comprehensive look at Promenade Peak’s units, please see the Insider Tour in our full review. 

One-bedroom units

1-Bedroom Units

Promenade Peak – 527 sq ft, prices from $1.4xM

Promenade Peak offers only a one-bedroom+study layout, while River Green has both a one-bedroom and a one-bedroom+study. To keep things consistent, we’ll first compare River Green’s 420 sq ft one-bedder against Promenade Peak’s 527 sq ft unit.

The main difference lies in the additional study space in Promenade Peak, though this functions more like a small nook than a usable room. Its position, between the bedroom and bathroom, also makes it less flexible.

River Green’s unit features a Jack-and-Jill bathroom, offering dual access and added convenience, compared to Promenade Peak’s single-entrance bathroom. The kitchen in River Green is tucked into a corner and can potentially be partially enclosed, while Promenade Peak’s kitchen is split across two open walls, making it harder to segregate.

With a price difference of around $200,000, River Green presents a more affordable entry into the CCR.

1-Bedroom + Study Units

While Promenade Peak’s unit is larger, the layout of River Green’s 452 sq ft one-bedroom + study offers some smart advantages.

The study in River Green is tucked into a corner and has access to the Jack-and-Jill bathroom, making it more versatile and functional. In contrast, Promenade Peak’s nook study sits a bit awkwardly for us, between the bedroom and bathroom. 

Both units have open kitchens, but River Green’s L-shaped counter creates a better flow and keeps the sink and stove on the same side. It also helps separate the kitchen from the dining space, whereas Promenade Peak’s layout appears more seamless; this one is a matter of preference. 

Assuming the same $PSF of $2,857 (based on River Green’s 420 sq ft unit), the 452 sq ft unit would be priced at around $1.29 million. That’s still below Promenade Peak’s indicative starting price.

Two-Bedroom Units

These are the smallest two-bedders in each project, though their layouts and configurations are quite different.

River Green’s 527 sq ft unit is a two-bedder with one bathroom, while Promenade Peak offers two bathrooms in its 657 sq ft layout. That said, River Green uses a dumbbell layout, which eliminates hallways and maximises usable space. Promenade Peak sticks to a more traditional layout with clearly defined zones.

In terms of kitchens, River Green tucks its kitchen neatly in the corner with potential for partial enclosure. Promenade Peak’s kitchen appears harder to enclose, but its L-shaped counter groups the sink and stove more ergonomically than River Green’s split setup.

The living and dining zones in River Green are better defined, while both units include balconies (not ideal in Singapore’s climate, but still present).

Promenade Peak’s two-bedder costs about $260,000 more, largely due to the extra bathroom. For buyers who don’t mind sharing a Jack-and-Jill, the two-bedder at River Green offers a lower price point.

657 sq ft Two-Bedroom Units

River Green also offers a 657 sq ft unit, but it’s configured as a two-bedroom plus study. Like the smaller two-bedder, it features a dumbbell layout. This eliminates corridor space and boosts internal efficiency. The common bathroom is a Jack-and-Jill, so both bedrooms enjoy ensuite access. For Promenade Peak, only the master bedroom is ensuite.

The kitchen in River Green is tucked into a corner and can potentially be enclosed. Just opposite, the study space offers versatility as a small work area, kids’ nook, or even extra storage.

While both units share the same size, River Green’s layout arguably offers better functional use of space, especially for small families or WFH setups.

That said, the price difference narrows at this size. Assuming the same $PSF as the smaller unit, River Green’s 657 sq ft unit would come in around $1.87 million, slightly higher than the indicative starting prices at Promenade Peak. But for buyers prioritising layout efficiency and dual ensuite bedrooms, River Green still holds appeal.

Three-Bedroom Units

River Green’s largest three-bedder caps out at 883 sq ft, still notably smaller than the smallest one at Promenade Peak.

In River Green, the bedrooms are arranged in an inverted triangle, creating a more compact circulation flow. In contrast, Promenade Peak stacks all three bedrooms in a straight line, resulting in a longer corridor that eats into usable space.

River Green’s common bathroom is a Jack-and-Jill, allowing Bedroom Three to function as a second ensuite; Promenade Peak offers just one ensuite bedroom. That said, all three bedrooms in Promenade Peak can accommodate double beds, while one of the common bedrooms in River Green is smaller and fits only a single bed.

Another subtle difference lies at the entryway: Promenade Peak opens directly into the living/dining area, while River Green opens into the kitchen, which may be a small win for those who don’t like front doors opening directly into living rooms.

There’s a $540,000 gap between the two starting prices. River Green’s three-bedder still presents a more affordable entry point into the CCR, but it is notably smaller.

Four-Bedroom Units

River Green offers just one four-bedder layout at 980 sq ft, while Promenade Peak’s four-bedroom range starts from a significantly larger 1,421 sq ft and goes up to 1,582 sq ft. The difference in size means this is an uneven comparison, as River Green is more like a three-bedder that happens to have an additional room squeezed in. 

Promenade Peak’s unit is a “true” four-bedder, and comes with luxury touches like a private lift, dry kitchen/lifestyle bar, a walk-in wardrobe in the master bedroom, and a bathtub; none of which are found in River Green.

That said, River Green still squeezes in some efficiency. Although it has only two bathrooms, the common one is a Jack-and-Jill, meaning two bedrooms function as en-suites. Promenade Peak technically has three bathrooms, but still only two are en-suite.

On the utility front, Promenade Peak has the edge because it simply has more square footage. It has a proper yard, WC, and utility room. River Green offers just a home shelter, located across from the kitchen.

Both units feature segregated living and dining areas. In Promenade Peak, they sit side by side with a long balcony spanning the width of both spaces, while River Green’s smaller balcony is limited to the living room width.

Unsurprisingly, there’s a massive $1.6 million+ gap in starting prices between the two. While both units are designated as four-bedders, this is not a true apples-to-apples comparison anymore: this is more like pitting a three-bedder (River Green) against an actual four-bedder (Promenade Peak).

Exit Strategy Concerns 

A usual question we ask is: will your unit have resale potential, and will it attract the dominant buyer group in future: HDB upgraders?

The honest answer for River Green is probably not, but it has a better shot than many other CCR condos. 

Based on transactions from January 2024 onwards, the majority of buyers in D9 were upgrading from other private properties. HDB upgraders do exist, but the volume is very low. There may be isolated opportunities for them, and River Green may be a relevant one due to its comparatively low price point.

These are the upgraders moving into the area:

Year	HDB	Unknown	Private	% HDB Upgraders	% of existing private property owners
2020	131	52	629	16%	77%
2021	272	119	1,312	16%	77%
2022	184	82	879	16%	77%
2023	144	56	662	17%	77%
2024	151	37	581	20%	76%
2025	70	23	348	16%	79%

From 2020 to mid-2025, the proportion of HDB upgraders buying into District 9 has consistently hovered around 16 to 17 per cent, peaking slightly at 20 per cent in 2024. In contrast, roughly 76 to 79 per cent of buyers were existing private property owners. 

For context, here’s a look at the percentage of HDB upgraders across all market segments:

Year	CCR	OCR	RCR
2020	18%	52%	36%
2021	17%	51%	31%
2022	17%	50%	32%
2023	19%	45%	30%
2024	17%	43%	27%
2025	15%	36%	23%

For context, HDB upgraders make up a significantly larger share of buyers in the OCR and RCR, averaging around 50 per cent and 30 per cent respectively in recent years. In the CCR, however, that figure has consistently trailed at under 20 per cent, and has dipped to just 15 per cent in 2025. 

Most HDB Upgraders Have a Budget Below $2 Million:

Purchase price	No. of transactions (from 2024 to June 2025)
Under $2M	103
$2M – $3M	65
$3M – $4M	26
Above $4M	13

Most HDB upgraders who buy in District 9 tend to stay within the sub-$2 million range. The one- and two-bedders at River Green fall within this price bracket, which puts them within reach for this specific buyer group. 

It’s a rare opportunity to enter the CCR at this quantum, especially considering the usual price levels in this neighbourhood. These buyers are likely to be coming from higher-value HDBs in the Central Region; perhaps owners who don’t mind downsizing by one bedroom, in exchange for a private condo living in a central location.

That said, the volume of HDB upgraders in District 9 remains small compared to RCR and OCR. We wouldn’t really count on an HDB upgrader buying your River Green unit in future.

Supply and demand in District 9, and how it impacts the exit strategy

From the data, we observe that River Green is supplying a greater proportion of two-bedroom units compared to the surrounding developments in District 9.

At first glance, this might raise eyebrows. However, it’s not necessarily a drawback, in fact, recent performance data from newer condos like Irwell Hill Residences shows that well-designed two-bedders at higher price points can still see solid demand and appreciation.

To assess River Green’s future exit potential, especially for investors, it’s worth zooming out and looking at the broader picture. This means examining:

• The supply mix of units in District 9 vs. the rest of Singapore
• How demand breaks down by unit type (e.g. one-, two-, three-bedders)
• How each segment has performed historically in terms of resale and rental
• Whether River Green’s offering aligns with where demand is headed

For context, here’s a breakdown of unit supply across the private residential market, based on estimated figures:

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

You’ll notice a general trend: where there’s a high distribution of smaller units (like one- and two-bedders), there tends to be a lower supply of larger units and vice versa. For instance, the CCR and OCR have a relatively high proportion of one- and two-bedroom units, but fewer three-bedroom units compared to the RCR.

District 9, where River Green is located, bucks the trend slightly. It has a relatively balanced mix, with two- and three-bedroom units collectively making up about 63 per cent of all units. This is broadly in line with the rest of the CCR, where 64 per cent are two- and three-bedders. 

However, River Green itself leans more heavily toward two-bedders, which sets it apart from the CCR average that sees a more even distribution between twos and threes.

So, what does this all mean?

To answer that, we’ll now examine how prices have moved over time for each bedroom type. However, since the CCR (and District 9) covers a fairly large area, we’ll narrow the focus to condos in the River Valley/Great World area. This is the same group of projects we referenced earlier in our resale price comparisons, to ensure a more relevant and consistent analysis.

No. of bedrooms	1BR	2BR	3BR	4BR
Unit supply in D09	5325	6765	6874	1592
Unit supply in the area (includes only resale projects that we were looking at at the beginning of the article)	960	1564	1564	635
Percentage	18%	23%	23%	40%

While most of the units in the River Valley/Great World area are still two- and three-bedders, what really stands out is the high proportion of four-bedroom units.

40 per cent of all four-bedders in D9 come from this cluster of condos alone. On the flip side, three-bedders are underrepresented here. While three-bedroom units make up 36 per cent of the total D9 supply, the River Valley/Great World segment contributes just 23 per cent.

One- and two-bedders, meanwhile, are broadly in line with D9’s overall distribution.

In short: this particular part of D9 has more four-bedders but fewer three-bedders. This could impact resale positioning for River Green’s three-bedroom units, but may also suggest less competition in that segment.

How does River Green come into the picture? Here’s a look at its unit mix:

Unit type	Estimated size	Number of units	Unit breakdown
1-bedroom	420	70	20%
1-bedroom + study	452	35
2-bedroom	527	105	53.40%
2-bedroom premium	603	140
2-bedroom + study	657	35
3-bedroom (Types A, B, and C)	786 to 883	104	19.90%
4-bedroom	980	35	6.70%

Most units at River Green are two-bedders, making up more than half of the total supply. This is a notable contrast to the surrounding area, where three- and four-bedders are more common.

This difference could make River Green more attractive to buyers looking for smaller units in a central location, particularly those who may be priced out of larger offerings.

Now, let’s take a look at the performance of resale units in the area

Year	1-bedroom average $PSF	2-bedroom average $PSF	3-bedroom average $PSF	4-bedroom average $PSF
2014	$2,112	$1,932	$1,938	$1,939
2015	$2,284	$1,838	$1,791	$1,841
2016	$2,507	$2,053	$1,924	$1,838
2017	$2,342	$2,014	$1,891	$1,786
2018	$2,270	$2,255	$2,263	$2,556
2019	$2,365	$2,309	$2,174	$2,201
2020	$2,143	$2,145	$2,054	$2,109
2021	$2,171	$2,080	$2,179	$2,407
2022	$2,176	$2,082	$2,195	$2,394
2023	$2,146	$2,199	$2,217	$2,361
2024	$2,146	$2,280	$2,270	$2,361
Annualised	0.16%	1.67%	1.60%	1.99%

Over the past decade, one-bedders saw the lowest annualised growth in $PSF (just 0.16 per cent), while four-bedders performed the best at 1.99 per cent per year. Two- and three-bedders moved in near lockstep, with growth rates of 1.67 per cent and 1.6 per cent respectively.

This reinforces a few things:

• One-bedroom units may be more volatile or dependent on speculative demand.
• Two- and three-bedders are the sweet spot for long-term growth in D9.
• While four-bedders are less common, they’ve shown strong performance, likely due to limited supply and a more affluent target segment.

1-bedroom units

	Gain
Project	Average 1BR Price	Average Gain	Average ROI	Volume
IRWELL HILL RESIDENCES	$1,370,000	$105,000	8%	2
MARTIN PLACE RESIDENCES	$1,408,000	$224,000	19%	1
MIRAGE TOWER	$1,317,500	$332,500	38%	2
THE AVENIR	$1,560,000	$77,700	5%	1
VALLEY PARK	$1,563,333	$586,667	63%	3
Average	$1,448,111	$326,300	34%	9

River Green’s 1 bedder starts at $1.2 million, so the profitability of 1 bedders here is a good sign.

Irwell Hill Residences and The Avenir are some of the newer condos that have at least 1 resale transaction.

The average price for both condos sold recently is $1.37M and $1.56M, and both were profitable. Considering the short holding period, that is pretty decent given it is a 1 bedder in the CCR.

Given these prices are higher than River Green’s starting price, we do think that there’s some upside potential for those looking to purchase the 1 bedder here.

2-bedroom units

	Gain				Loss
Projects	Average Price	Average Gain	Average ROI	Volume	Average Price	Average Loss	Average ROI	Volume
CENTENNIA SUITES	$3,286,944	$776,234	31%	2
IRWELL HILL RESIDENCES	$1,932,241	$198,991	11%	12
MARTIN MODERN	$2,214,000	$303,036	16%	10	$1,988,571	-$58,941	-2.8%	7
MARTIN PLACE RESIDENCES	$2,665,000	$496,000	23%	2
RIVERGATE	$3,002,000	$1,368,773	94%	3
RIVIERE	$2,386,270	$159,317	7%	7
THE AVENIR	$2,896,000	$236,375	9%	8
THE COSMOPOLITAN	$2,850,000	$1,137,987	66%	1
THE TRILLIUM	$3,609,500	$1,043,500	42%	4
VALLEY PARK	$2,660,833	$1,187,314	86%	12
Average	$2,546,339	$567,787	34%	61	$1,988,571	-$58,941	-2.8%	7

The starting price for 2-bedders at River Green is $1.5M for the regular, and $1.72M for the premium.

This is well below all of the average prices for condos around as shown above.

Size does play a part here, but its lower price and efficient layouts gives it some upside potential for future buyers looking to purchase a 2 bedder in the area.

3-bedroom units

Projects	Average Price	Average Gain	Average ROI	Volume	Average Price	Average Loss	Average ROI	Volume
CENTENNIA SUITES	$5,128,333	$1,483,000	42%	3
MARTIN MODERN	$3,164,047	$558,325	23%	19
MARTIN PLACE RESIDENCES	$4,308,350	$1,710,620	67%	2
MELROSE PARK	$3,530,000	$1,350,000	62%	1
MIRAGE TOWER	$3,501,481	$1,409,798	86%	6
RIVERGATE	$4,275,000	$1,884,145	83%	4
RIVIERE	$3,426,667	$386,613	14%	3	5100000	-135000	-0.025787966	1
THE AVENIR	$3,488,000	$369,000	12%	1
THE COSMOPOLITAN	$3,755,000	$1,089,100	41%	2
THE TRILLIUM	$4,746,296	$1,256,963	38%	3
VALLEY PARK	$3,450,000	$1,537,340	85%	2
Average	$3,655,964	$1,008,182	44%	46	5100000	-135000	-0.025787966	1

3 bedders at River Green starts at $2.25M

Again, this is well below what has transacted in the resale market – largely due to the bigger sizes of 3 bedders around.

Many of these large condos also see good returns, signalling a good demand for this unit type in the area.

4-bedroom units

Projects	Average Price	Average Gain	Average ROI	Volume	Average Price	Average Loss	Average ROI	Volume
MARTIN MODERN	$4,855,000	$941,566	24%	1
MARTIN PLACE RESIDENCES	$5,415,000	$1,411,000	35%	2
MELROSE PARK	$4,400,000	$2,302,500	127%	2
RIVERGATE	$5,634,000	$1,748,875	47%	11
THE AVENIR	$8,832,667	$717,667	9%	3	$6,900,000	-$1,060,000	-13%	1
THE COSMOPOLITAN	$4,600,000	$2,975,567	183%	1
THE TRILLIUM	$5,450,000	$950,000	21%	1
YONG AN PARK	$9,470,000	$3,962,500	120%	4
Average	$6,435,480	$1,981,391	63%	25	$6,900,000	-$1,060,000	-13%	1

One-bedders in nearby condos, such as Irwell Hill Residences and The Avenir, have already shown profits despite short holding periods. Older projects such as Valley Park and Mirage Tower saw even higher returns. River Green’s one-bedder starts at $1.2 million, which is below all observed averages.

Two-bedders show a stronger and more consistent profit track record, with most nearby projects posting gains. Even Martin Modern, which saw a few losses, still had the majority of transactions in the black. River Green’s starting price of $1.5 million to $1.72 million is below all the average resale prices. This, combined with its efficient layout, could make it attractive to value-seeking buyers in D9.

Three-bedders perform well across the board. Large-format projects, such as Rivergate and Mirage Tower, saw significant profits, while newer launches such as Martin Modern also performed strongly. River Green’s three-bedder starts from $2.25 million, much lower than the $3 million-plus average seen in surrounding condos. 

Four-bedders in D9 tend to be in large-format luxury condos and show strong profitability. Projects like The Cosmopolitan, Rivergate, and Yong An Park saw substantial gains, often above 60 per cent. River Green’s four-bedder, starting from $2.8 million, is significantly cheaper.

In summary, River Green’s smaller sizes are offset by lower entry prices, making it one of the most accessible CCR condos right now.

Potential future developments nearby

Looking ahead, the future launch at River Valley Green (Parcel B) could support River Green’s price position. 

The site was sold earlier this year with an estimated breakeven of $2,386 per sq ft. Assuming a typical developer margin of 21 to 25 per cent, the launch price could land between $2,887 and $2,983 per sq ft, only marginally higher than River Green’s estimated starting price of $2,864 per sq ft. This suggests limited pricing headroom for future projects nearby, reinforcing River Green’s relative value.

Zion Road Parcel A

Another nearby site at Zion Road (Parcel A), likely to launch as Zyon Grand, was sold last year with a lower estimated breakeven of $2,091 per sq ft. 

However, since the site includes a commercial component, it is not directly comparable in terms of breakeven. These upcoming launches may cause some buyers to take a wait and see approach, but pricing strategies for both sites could be adjusted depending on the market response to Promenade Peak and River Green, making future prices hard to predict.

Summary

River Green’s compact layout is double-edged. Whether its smaller size will be acceptable is a lifestyle issue; but the compact sizes translate to pure advantage in terms of pricing right now. 

It’s worth noting that lower entry prices in the CCR don’t automatically equate to stronger capital appreciation in the future, especially when unit positioning and buyer profiles differ.

As an example, consider two 409 sq ft 1-bedroom units in the Bugis area: one at The M and another at Midtown Modern. While both are CCR launches, their market positioning diverged at the outset.

Given that The M offers a similar playbook to River Green, it is an apt comparison, although in a different location. It launched in February 2020 with compact layouts and investor-friendly pricing. Median launch prices for 1-bedroom units ranged from $2,400 to $2,600 psf, keeping overall quantums just above the million-dollar mark. The project saw robust take-up due to its accessible pricing and central location.

In contrast, Midtown Modern, a 558-unit development integrated with Guoco Midtown, launched in March 2021 with larger unit sizes and a family-oriented pitch. Its 1-bedders were priced higher, with launch psf averaging $2,900 to $3,100. Despite the premium, demand remained strong given the project’s connectivity, branding, and larger living spaces.

Fast forward to March 2025:

• A 1-bedroom unit at The M purchased for $1.022 million in February 2020 resold for $1.08 million—an absolute gain of $58,000 or approximately 5.7% over five years.
  
• Meanwhile, a 1-bedroom at Midtown Modern bought for $1.25 million resold at $1.4 million—translating to a gain of $150,000 or 12% in under four years.
  

Despite the higher quantum, Midtown Modern delivered a stronger return in both absolute and percentage terms. 

In any case, River Green undercuts several new launches in the RCR and OCR, making it one of the most affordable options for buyers eyeing District 9. Compared to older resale projects like Rivergate and The Cosmopolitan, River Green’s smaller sizes keep overall prices much lower, even if the $PSF is similar. It’s also priced below nearby Irwell Hill Residences, which has a similar unit profile.

Layout-wise, River Green emphasises function over frills: dumbbell layouts, Jack-and-Jill bathrooms, and minimal wasted space. It lacks luxury features like private lifts, but for buyers seeking price efficiency…that’s a feature, not a bug. 

The CCR has seen slower growth than other regions, but larger units still tend to show better ROI over time. Smaller units transact more often – mainly for investment – but unprofitable sales usually had long holding periods, suggesting rental while waiting out the market. Future supply from River Valley Green and Zion Road could pressure prices, but River Green’s early mover advantage and competitive PSF may still give it an edge.

If you’d like to get in touch for a more in-depth consultation, you can do so here.