Overview & Key Facts
VILLE ROYALE is a freehold condominium at RIVER VALLEY ROAD in District 9 (CCR), developed by STARLITE LAND DEVELOPMENT CO PTE LTD (FAR EAST ORGANIZATION), comprising 43 units, completed in 1993.
Location & Connectivity
VILLE ROYALE is approximately 520m from Fort Canning MRT station, with 20 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Fort Canning | Downtown Line | 520m |
| Dhoby Ghaut | North-South Line | 530m |
| Dhoby Ghaut | North-East Line | 530m |
| Dhoby Ghaut | Circle Line | 530m |
| Somerset | North-South Line | 570m |
| Great World | Thomson-East Coast Line | 840m |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 400m |
| Kheng Cheng School | Primary | 810m |
| Singapore Management University | Tertiary | 920m |
| ACS (Junior) | Primary | 960m |
| Nanyang Academy of Fine Arts | Tertiary | 1.2 km |
| School of the Arts | Jc | 1.2 km |
| Outram Secondary School | Secondary | 1.5 km |
| St. Anthony's Primary School | Primary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,936 psf | $2,259,000 |
| 4 BR | 2 | $1,816 psf | $2,813,000 |
Market Position
VILLE ROYALE has recorded 4 sales at an average price of $2,536,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,804 psf | — |
| 2025 | 2 | $1,874 psf | ↑ 3.9% |
| 2026 | 1 | $1,952 psf | ↑ 4.2% |
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VILLE ROYALE prices sit at a fresh series high after a 4.2% gain on the prior period, now 8.2% above the 2022 starting level.
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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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 | 493 |
| RIVER MODERN | 99 years leasehold | $3,242 psf | 426 |
| 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
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 43 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1993, the development is over 33 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, yield-focused investors and long-term hold (10+ yr). At ~521m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
VILLE ROYALE is a freehold development in District 9 (CCR), with 43 units, offering a gross yield of 2.4%.
At ~$1,900 psf, it reflects its premium CCR positioning.
Explore the full VILLE ROYALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing VILLE ROYALE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (880m away), an upgrader gap of about $1,450,000
- Bukit Merah — 4-room average $894,787 (1.2 km away), an upgrader gap of about $1,650,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $1,650,000
FAQ
What is the average PSF for VILLE ROYALE?
Is VILLE ROYALE freehold?
What is the rental yield for VILLE ROYALE?
Which MRT is nearest to VILLE ROYALE?
Sources & Next Steps
- VILLE ROYALE 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: 4 transactions
- Rental data: 75 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 4 records analysed · Source: URA private-sale caveats