One hundred and thirteen tenancy agreements signed — and not a single resale on the books. That is the strange statistical profile of 336 River Valley, a 60-unit boutique block on River Valley Road in District 9 that functions, on the evidence, almost entirely as a rental building. Owners here appear to hold; tenants come and go; and the recorded rents tell a story the absent sale prices cannot.
And what a rental story it is. The 113 recorded contracts average S$4,891 a month, in a band stretching from S$3,465 to a top print of S$8,000 (as of 2026-07) — prime-core rents earned within a ten-minute walk of Somerset and Great World stations, on the doorstep of the Orchard Road hinterland.
For a would-be buyer, this creates an unusual puzzle: the demand side is exhaustively documented while the price side is a blank page. This review works with what the record actually contains — deep rental data, precise location metrics and clearly priced neighbours — and is equally direct about what it does not.
336 River Valley occupies the Core Central Region's premier rental corridor, in District 9 between Orchard and the Singapore River. With no recorded resales of its own, the pricing context comes from neighbours: Irwell Hill Residences averages S$2,730 psf on a S$1.96 million typical quantum, River Green S$3,138 psf, Kopar at Newton S$2,512 psf, and the freehold Avenir S$3,191 psf at an average of S$4.19 million. Any offer on 336 River Valley will be triangulated — by the buyer, and by the bank's valuer — against that constellation, adjusted downward for the block's boutique 60-unit scale and older profile.
Overview & Key Facts
336 RIVER VALLEY is a condominium at RIVER VALLEY ROAD in District 9 (CCR), developed by , comprising 60 units.
Location & Connectivity
336 RIVER VALLEY is approximately 500m from Somerset MRT station, with 15 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Somerset | North-South Line | 500m |
| Great World | Thomson-East Coast Line | 500m |
| Fort Canning | Downtown Line | 750m |
| Dhoby Ghaut | North-South Line | 840m |
| Dhoby Ghaut | North-East Line | 840m |
| Dhoby Ghaut | Circle Line | 840m |
Schools & Education
15 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 300m |
| Kheng Cheng School | Primary | 480m |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Management University | Tertiary | 1.3 km |
| Outram Secondary School | Secondary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.5 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.5 km |
| Gan Eng Seng School | Secondary | 1.6 km |
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 492 |
| RIVER MODERN | 99 years leasehold | $3,240 psf | 424 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- At 60 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, yield-focused investors and boutique low-density (<100 units). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
The rental register is the deepest asset this property has, and it is genuinely deep. One hundred and thirteen contracts on a 60-unit block means the building has re-let essentially its entire register multiple times over — landlord experience here is documented, not hypothetical. The average of S$4,891 a month is meaningful income at any plausible entry price, and the S$8,000 top print shows the ceiling for the best stack (as of 2026-07). See how the corridor's yields shade across the map on our rental yield heatmap.
Location is the second pillar, and it needs little embellishment. The walkability score of 79 is built from specifics: Somerset station (North-South Line) at roughly 0.5km, Great World (Thomson-East Coast Line) also at 0.5km, Fort Canning (Downtown Line) at 0.75km and the triple-line Dhoby Ghaut interchange at 0.84km. Four lines within a fifteen-minute walk keeps the tenant catchment as broad as it gets — and Havelock station at 0.97km plus Orchard Boulevard at 1.13km, both on the Thomson-East Coast Line, extend the perimeter further still. Verify your own door-to-door timings with the commute time map.
The family infrastructure is quietly strong too. Fairfield Methodist School (Primary) sits about 0.3km away and Kheng Cheng School 0.48km, with ACS (Junior) at 1.05km and Singapore Management University at 1.26km for the older years; a park lies within 0.48km and a mall within 0.63km. Our screening pill for families with young children is green — unusual for a boutique CCR block, and a point of real differentiation against the investor-oriented small-format buildings that dominate this stretch of River Valley Road.
Last, the scale itself. Sixty units is small enough for a settled, low-turnover community feel on the owner side, while the surrounding mega-projects absorb the transient demand. For a buyer who prizes a District 9 address without tower-block anonymity, that combination is the pitch — and because the neighbouring mega-projects run to 376, 524 and 540 units apiece, the contrast in daily living texture between this block and its comparables is larger than the short distances between them suggest. The walkability picture supports either lifestyle: a supermarket registers within about 640m and a mall within 630m, so car ownership here is a choice rather than a necessity.
The absence of any recorded resale is not a footnote — it is the defining risk. There is no price discovery whatsoever for this project in our data: no PSF history, no quantum benchmarks, no yield figure we are willing to compute. A buyer negotiates blind against a seller who probably knows more, and a bank valuation will be an exercise in adjusted guesswork from neighbouring projects. Before offering, pull what caveat history exists directly from the Urban Redevelopment Authority and insist your valuer documents the comparables used.
Documentation gaps compound the problem. Our records show no tenure, no TOP year and no named developer for 336 River Valley. Tenure is the critical unknown — a freehold and a mid-life 99-year lease in this corridor are entirely different assets — and it must be established from the title before any serious negotiation. Financing terms will follow that answer; pre-model the scenarios with our mortgage calculator so a conservative valuation does not derail completion.
Smaller frictions round out the list. The en-bloc score of 44 is merely moderate, so a collective-sale exit is possible in principle but not probable on the evidence. Hawker food registers at about 0.89km and the nearest clinic at just over 1km — minor gaps in an otherwise convenient footprint. And boutique scale cuts both ways: 60 owners fund the maintenance of a building whose age we cannot verify from the record.
- ✅ Families with young children
- ✅ Yield-focused investors
- ✅ Car-owning households
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
336 River Valley is a rental machine with an unpriced ticket. The demand side of the ledger is as well-documented as any boutique block we cover — 113 leases, S$4,891 average rent, a S$8,000 ceiling (as of 2026-07), four MRT lines walkable and two primary schools within 500m. The supply side — what a unit actually costs — is a blank the buyer must fill through valuation work, title searches and hard negotiation.
Shortlist it if you are a patient, diligence-minded buyer: a family wanting a D9 base near Fairfield Methodist, or an income investor who can price risk without a comparables crutch. Walk away if you need certainty a data room can hand you, or if your financing depends on an aggressive valuation. Position the surrounding evidence first — our comparison tool sets Irwell Hill Residences and Kopar at Newton side by side as the corridor's priced benchmarks.
Hold thinking: this is a long-game asset. Owners here demonstrably do not sell, and a buyer should arrive intending the same — ten years or more, letting the corridor's rental depth do the compounding while the resale question stays comfortably theoretical.
FAQ
What is the average PSF for 336 RIVER VALLEY?
Is 336 RIVER VALLEY freehold?
What is the rental yield for 336 RIVER VALLEY?
Which MRT is nearest to 336 RIVER VALLEY?
Sources & Next Steps
- 336 RIVER VALLEY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 0 transactions
- Rental data: 113 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 336 RIVER VALLEY against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (850m away)
- Bukit Merah — 4-room average $894,787 (890m away)
- Kallang/whampoa — 4-room average $882,887 (1.9 km away)