River Valley Green Parcel C Residences
River Valley / Great World · Developer TBD (1H2026 GLS tender)
The last remaining plot in the River Valley Green cluster -- prime CCR frontage on Great World MRT, but buyers will inherit whatever premium the winning bid sets.
Location & neighbourhood
Where this sits on the River Valley map.
Parcel C is the third and final plot in the River Valley Green GLS cluster, sitting on the corner directly adjacent to Great World MRT on the Thomson-East Coast Line. It faces River Valley Primary School on one flank and sits within a short stroll of Great World City mall and the Robertson Quay stretch. Parcels A and B -- now marketed as River Green and River Modern -- have both cleared above 90% at launch, which sets expectations for how this site is likely to perform.
The pocket is firmly CCR-residential in character: older walk-ups, mid-rise condos, and a handful of boutique freehold plots. Density is moderate, walkability along River Valley Road is strong, and the river plus Great World retail pull the area toward a lifestyle-urban rather than hard-commercial read. The direct MRT adjacency is the biggest structural advantage -- buyers here don't need a car to function.
MRT & transport
- • Great World MRT (TEL) -- 2-3 min walk
- • Havelock MRT (TEL) -- one stop
- • Expressways: CTE, AYE via Kim Seng / Outram access
- • To CBD / Orchard: ~5-8 min by MRT
The developer
Developer TBD -- tender closes June 2026.
As of 20 April 2026, Parcel C is still an open GLS tender. URA launched the tender on 9 April 2026 with closing on 18 June 2026. The winning developer -- and the bid land rate -- will not be known until after that close. Expect interest from the usual CCR-capable consortia: CDL, Wing Tai, GuocoLand, Wheelock-ish names, plus possibly the same consortium behind River Green (Wing Tai-Keppel-CDL type line-up) or the River Modern team. Foreign consortium participation is less likely given ABSD on the entity layer, but not impossible.
What matters for buyers: the eventual land rate will set the floor for launch PSF. Parcel A (River Green) and Parcel B (River Modern) land rates have already published benchmarks -- if Parcel C clears materially above them, expect launch PSF to follow. Track record, design language and after-sales will only be knowable once the developer is named. Until then, treat developer risk as an open variable.
Reference precedents
- • River Green (Parcel A) -- sister site, launched, >90% sold
- • River Modern (Parcel B) -- sister site, launched, >90% sold
- • Irwell Hill Residences (nearby CDL)
- • The Avenir (nearby GuocoLand-Hong Leong)
Unit mix & layouts
What's inside the ~470 units.
Indicative -- to be confirmed at showflat. For a ~470-unit CCR plot with direct MRT adjacency, I'd expect the mix to lean heavily toward 1BR and 2BR (investor and singles/DINK demand), with a solid block of 3BR for owner-occupier upgraders, and a modest count of 4BR penthouses priced as trophies. Unit sizes in recent D9 launches have trended efficient -- 1BR around 430-500 sqft, 2BR around 650-750 sqft, 3BR around 950-1,100 sqft. Parcel A and Parcel B layouts are reasonable proxies until Parcel C floor plans are released.
Efficiency read: CCR 99-yr product typically loses 4-6% to bay windows, AC ledges and balcony -- verify stack efficiency at showflat, don't trust brochure net sqft alone.
Indicative pricing & PSF context
What the numbers actually say.
Expected PSF band
S$2,800-3,200 (indicative)
Placeholder band based on River Green and River Modern launch pricing -- to be confirmed once land rate and developer are known. A higher bid than Parcels A/B would push this toward S$3,000+ minimum; a disciplined bid could let Parcel C launch slightly below sister sites.
Resale comparison
Nearby resale reference points: Martin Modern (freehold) transacting around S$2,500-2,800 psf, Rivière (99-yr) in the S$2,400-2,700 band, and older blocks like Tribeca and Rivergate offering 99-yr/freehold at lower PSF. Expect new launch premium of 15-25% over 99-yr resale -- justified only if you value brand-new condition, TOP-era defect liability window, and the direct MRT adjacency.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • River Valley Primary (literally across the road)
- • Alexandra Primary
- • Zhangde Primary
Secondary & beyond
- • Outram Secondary
- • Crescent Girls' School
- • Singapore Management University (tertiary, nearby)
Malls, F&B, healthcare
- • Great World City (beside MRT)
- • Robertson Quay / Tiong Bahru F&B
- • SGH, Mount Elizabeth, Camden Medical
Investment thesis
Why someone would actually buy here.
Hard CCR + direct MRT
D9 River Valley with a literal Great World MRT exit underfoot is one of the strongest connectivity profiles in the CCR. For rental-focused buyers targeting expats and finance tenants, that adjacency is the core thesis -- not developer marketing.
Precedent demand from Parcels A & B
River Green and River Modern both cleared above 90% at launch -- a rare double-confirmation that buyer appetite for this specific address exists. Parcel C benefits from that read-through, while also being the last chance to buy into the cluster.
Cooling-measure ceiling on CCR supply
ABSD on foreign buyers and the entity-layer restrictions have thinned CCR pipeline -- fewer sites clear the math for developers. Tight supply in the core is a structural tailwind for existing D9 stock over the next leasing cycle.
Orchard & CBD dual-ring
Five to eight minutes by MRT hits both Orchard and Raffles Place -- very few sites give you both employment rings cleanly. This is a real tenant-pool argument, not marketing.
Risks & what to stress-test
Where this could bite you.
Land rate unknown until June 2026
Tender closes 18 June 2026. If a consortium overbids to secure the last CCR parcel in the cluster, launch PSF could land above S$3,200 and compress investor yields. Wait for the land rate before committing.
99-yr tenure in a freehold-rich district
D9 has plenty of freehold stock within the same radius (Martin Modern, The Avenir, Rivergate). A 99-yr leasehold in CCR sees steeper decay in the 20-30 year window than a freehold comparable. For a 20+ year hold, model this explicitly.
Rental yield compression vs OCR new launches
At S$2,800-3,200 psf launch, gross rental yield on a 2BR will likely sit 2.5-3.2%. OCR new launches at S$2,100-2,400 psf are clearing 3.5-4.0% gross. Pure yield-chasers should not be here.
Sister-site resale overhang
By the time Parcel C tops out in 2028-2030, Parcels A and B will be hitting their SSD-free resale window. Your Parcel C unit competes with two same-address sister products on the resale market. Plan your exit timeline around that overlap.
Winfred's take
The honest read.
My read: Parcel C is the cleanest "bought the address" trade in the 1H2026 GLS list -- you are literally paying for the Great World MRT exit and the D9 postcode, not for any developer story, because the developer isn't named yet. That's actually useful. It forces buyers to be honest about what they're underwriting: location, tenure, and exit liquidity. If the winning bid lands below the Parcel B benchmark, this becomes interesting. If it overshoots, you are catching a falling knife on yield.
Who this suits: an upgrader or investor who specifically wants CCR 99-yr exposure, values brand-new condition, and has at least a 10-year hold horizon. It also suits SC buyers with CPF capacity and OA drag concerns who prefer D9 over D10 freehold. Who it does not suit: pure yield investors (OCR beats CCR on yield right now), HDB upgraders stretching MSR to fit a 2BR (the quantum will hurt on TDSR stress-test), and short-hold flippers -- SSD plus thin flipping margin in CCR will eat the trade.
Related reading
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