Zyon Grand
Zion Road / River Valley · CDL + Mitsui Fudosan
A 706-unit CDL-Mitsui tower on the Zion Road GLS parcel, pitched into a River Valley revival that's competing with Promenade Peak next door and tenuously priced against CCR stock.
Location & neighbourhood
Where this sits on the River Valley map.
The Zion Road parcel sits between Havelock Road and the Singapore River, a short walk from Great World City and in the existing River Valley corridor. You're on the technical D3 side of the divide but the feel is River Valley -- old walk-ups, Mohd Sultan, Kim Seng flats, Great World mall to the north, Havelock HDB estate to the south.
Walkability here is the story: Great World MRT on the TEL opens onto Great World City; Havelock MRT on the TEL is the closer station for the Zion Road parcel. Both put you a 3-5 stop ride to Orchard, Marina Bay or Outram. Character is dense, mixed-tenure, river-edge -- more urban than leafy.
MRT & transport
- • Havelock MRT (TEL) -- ~5-7 min walk
- • Great World MRT (TEL) -- ~8-10 min walk
- • Expressways: CTE, AYE via Havelock Rd
- • To Orchard: ~10 min drive / 2 TEL stops
The developer
CDL + Mitsui Fudosan -- a seasoned JV.
City Developments Limited (CDL) is one of the largest Singapore-listed developers, with a portfolio spanning Boulevard 88, South Beach Residences, Piccadilly Grand and recent JV launches. Mitsui Fudosan is a Tokyo-headquartered developer with decades of cross-border JV experience in Singapore, including the Piccadilly Grand and Sceneca Residence JVs. The pair have a repeated, proven working pattern.
Build-quality expectation is above-average: CDL has tightened QC significantly over the past five years, and Mitsui-influenced layouts tend to be efficient (Japanese spatial discipline -- fewer dead corners, tighter service yards). Defect rectification on recent CDL JVs has been reasonable. After-sales is through CDL's standard management channel.
Recent SG track record
- • Piccadilly Grand (JV)
- • Sceneca Residence (JV)
- • Boulevard 88
- • The Myst
- • Newport Residences (mixed-use)
Unit mix & layouts
What's inside the 706 units.
The original 2023 GLS parcel required a mix including a long-stay serviced-apartment component as part of the URA master plan's River Valley revival brief. Expect a meaningful 1BR / compact-2BR count to suit the investor and short-stay pocket, plus 2BR and 3BR family units, and a small 4BR tier on higher floors. Sizing is indicative -- confirm at the showflat and verify the SA vs strata split in the floor plans.
Efficiency read: indicative. Mitsui-influenced layouts tend to score well; verify window-to-floor ratio and whether bay-window credits were maximised.
Indicative pricing & PSF context
What the numbers actually say.
Expected PSF band
S$2,800-3,200 (indicative)
Benchmarked against recent Great World area launches and the CDL-Mitsui land cost. This positions it between CCR prime (D9/D10 Orchard-core at S$3,500+ psf) and pure RCR product. Exact band will depend on the SA vs strata split and early-bird discipline.
Resale comparison
Nearby resale -- Rivergate, Martin Modern, The Cosmopolitan, Aspen Heights area -- trades roughly S$2,300-2,800 psf depending on tenure and age. A new-launch premium of ~10-25% sits on normal ranges for this pocket. The harder comp is Promenade Peak next door: pricing between the two sites will be watched closely by both sales teams.
Schools, amenities, connectivity
The catchment that matters.
Primary schools (within 1-2km)
- • River Valley Primary (within 1km)
- • Alexandra Primary
- • Zhangde Primary
Secondary & beyond
- • Gan Eng Seng Secondary
- • Crescent Girls' School
- • ISS International (private)
Malls, F&B, healthcare
- • Great World, Valley Point, Tiong Bahru Plaza
- • Tiong Bahru market, Zion Riverside food
- • Mount Elizabeth Novena / SGH (via CTE)
Investment thesis
Why someone would actually buy here.
CCR-adjacent pricing
You get Orchard access and river frontage at a discount to true Orchard-core product. For foreign-buyer-aware locals and PRs, that spread is the core case -- the ABSD-adjusted cost of a D3 unit vs a D9/D10 one can be material.
TEL + CBD triangle
Havelock and Great World on the TEL, plus quick drives to Orchard, Marina Bay, Outram/SGH and Mapletree Business City. For dual-income households balancing multiple workplaces, the commute maths holds together.
URA master plan tailwind
The Zion Road corridor is part of a broader URA push to rejuvenate the Singapore River edge. If the SA component delivers ground-floor activation as designed, the street-level experience improves meaningfully over the current state.
Rental pool depth
River Valley has one of the deepest expat rental pools in Singapore -- banking, consulting, tech regional HQs. 1BR and 2BR here rent faster than most RCR pockets, even with the new supply.
Risks & what to stress-test
Where this could bite you.
Direct competition with Promenade Peak
Allgreen's Promenade Peak sits on the adjacent Zion Road parcel and launches in roughly the same window. Two launches competing on the same street will discipline pricing on both -- and if one cuts, the other follows. Monitor the side-by-side PSF and stack positioning carefully.
SA component is a floor plan wildcard
Serviced apartments share the building but are separately managed and pitched at short-stay. That's rental yield on the SA side but potentially more transient footfall through shared zones. Check the segregation design and management plan.
ABSD drag on foreign buyers
River Valley historically drew foreign buyers; at current 60% foreigner ABSD, that demand leg is much thinner. Expect primarily Singaporean and PR buyers, which caps the pricing ceiling more than in 2018-2021 vintages.
Leasehold decay in a freehold pocket
Surrounding resale stock (Rivergate, Martin 38, Urban Resort) includes freehold product. Over 10-20 years, the leasehold vs freehold spread in this micro-market has historically widened. Factor that into your exit price assumption.
Winfred's take
The honest read.
My read: Zyon Grand is the better-branded of the two Zion Road launches -- CDL plus Mitsui is a harder resume to argue with than the Promenade Peak side -- but the real decision isn't "which of the two," it's whether the whole Zion Road pocket makes sense at S$2,800+ psf on leasehold when you can still find freehold D9 resale stock at a narrower premium. The convenience case is real; the capital-appreciation case depends heavily on how much the SA activation actually lifts the street.
Who it suits: Singaporean and PR upgraders who work across Orchard / Raffles / one-north and value walk-to-TEL access over layout generosity; investors looking for a 1BR or compact-2BR that rents into the River Valley expat pool fast. Who it doesn't suit: yield-first buyers -- the entry PSF compresses gross yield below 3%; and freehold-purists who have the ABSD headroom to stretch into D9/D10 resale instead.
Related reading
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