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:
The challenge for many buyers today isn't access to information.
It's interpreting that information in a way that makes sense for their finances, goals, and stage of life.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
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.
0 Comments