River Valley Green D9/10 CCR Singapore Condo Q4 2026

Quick answer: River Valley Green is an upcoming private condominium by a Sunway MCL and CSC Land Group joint venture along River Valley Green in the D9/D10 CCR corridor. Indicative pricing from S$2,240,000 (about S$2,800 psf on 800 sq ft). 99-year leasehold tenure; status: Q4 2026 launch following the June 2026 GLS tender award on Parcel C. Use this review to compare entry psf, rental demand, and ABSD impact before booking.

River Valley Green anchors the River Valley Green / Great World corridor within Singapore’s CCR planning band. The development sits on the last residential GLS parcel in the River Valley precinct, where recent government land sales and private launches have repriced buyer expectations for prime central stock. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether entry psf at River Valley Green still leaves room relative to nearby resale comparables and the already-selling River Modern next door on Parcel B.

For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. For micro-market context on Orchard and River Valley pricing, read the District 9 Orchard property guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking.

About River Valley Green

River Valley Green is a private condominium expected to be developed by a Sunway MCL and CSC Land Group joint venture. The project comprises approximately 470 residential units on 99-year leasehold land released under the River Valley Green (Parcel C) GLS programme. Marketing status as of June 2026: Q4 2026 launch anticipated after URA awards the tender that closed on 18 June 2026. The winning bid of S$750.6 million translates to roughly S$1,730 psf per plot ratio, about 22 percent above the Parcel B land rate that underpins River Modern.

The developer consortium has flagged twin 36-storey residential towers with premium specifications. Unit mixes typically span compact two-bedroom layouts suitable for owner-occupiers through larger three- and four-bedroom formats that attract family upgraders and long-hold investors who prioritise bedroom count over absolute psf. This is the fifth residential plot released along River Valley Green in two years, and analysts widely treat Parcel C as the final GLS opportunity in the immediate River Valley micro-market.

Location-wise, the River Valley Green corridor benefits from Great World MRT on the Thomson-East Coast Line, Robertson Quay dining frontage, and walkable access to Orchard Road retail. These factors feed both owner-occupier demand and rental depth, which matters if you are underwriting a five- to eight-year hold rather than pure end-user use.

Unit mix and indicative pricing

Indicative pricing bands below translate launch psf guidance into approximate absolute prices using typical sizes. Always request the authorised price list on booking day because stack, facing, and floor premiums can move effective psf by 8 to 15 percent within the same bedroom type.

Bedroom type	Typical size (sq ft)	Indicative psf (S$)	Indicative price from (S$)
2-bedroom	700	2,800 - 3,100	1,960,000
3-bedroom	800	2,900 - 3,350	2,320,000
4-bedroom	1000	3,100 - 3,500	3,100,000

Cost item	Indicative range (S$)	Notes
Booking fee	5% of purchase price	Usually cheque or PayNow; refundable within OTP period if terms allow
BSD / ABSD	Depends on profile	Foreign and second-property buyers pay higher ABSD tiers
Legal fees	2,500 - 4,500	Conveyancing plus mortgage documentation
Maintenance (monthly)	300 - 480	Varies with unit size and shared facilities load

Nearby benchmark	Approx. psf (S$)	Comment
River Valley Green (launch guide)	2,800 - 3,500	New launch premium for fresh lease and last GLS parcel
River Modern (Parcel B, 2026)	3,100 - 3,600	Higher land cost on earlier parcel; mostly sold
D9 resale condos (2025-26)	2,874 - 3,420	Older stock may trade lower psf but shorter remaining lease
CCR average (2026)	2,450 - 3,208	Use for sanity-checking regional affordability

Land-cost maths supports the S$2,800 to S$3,500 psf launch band. Parcel C cleared at S$1,730 psf ppr versus S$1,420 psf ppr for Parcel B. River Modern launched near S$3,266 psf average in March 2026. A modest premium on the higher land basis, offset by competitive positioning against remaining River Modern inventory, lands buyers in the portfolio guidance range. Do not treat these figures as an authorised price list.

Location and connectivity

River Valley Green sits along River Valley Green road in the D9/D10 CCR corridor, adjacent to Great World City and Kim Seng Park. Great World MRT (Thomson-East Coast Line) provides direct links toward Orchard, Marina Bay, and the north-east corridor. Multiple bus routes along Kim Seng Road and Zion Road connect to the CBD within 10 to 15 minutes off-peak.

Daily amenities cluster around Great World City, Robertson Quay F&B strip, and Valley Point. For families, school proximity within one to two kilometres often drives resale liquidity more than a marginal psf discount at launch. International school belts and embassy-adjacent residential pockets in District 9 support expatriate tenant depth.

Investors should map tenant demand: Expatriate tenants working in CBD and Orchard command premium rents on larger two- and three-bedroom layouts with river-facing stacks. If you rely on rental income, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents. URA median private rent sat near S$5.13 psf city-wide in Q1 2026 reporting; D9 trophy stock often compresses gross yield to 1.5 to 2.5 percent on transacted price.

Investment angles and rental outlook

River Valley Green enters a corridor that has absorbed four major launches since 2025. River Green sold strongly at launch. River Modern moved past 90 percent sold by March 2026. Promenade Peak and Zyon Grand added supply in neighbouring districts. Combined unsold inventory across the cluster is manageable, but overlapping TOP waves from 2029 onward can pressure rents when owners list concurrently.

The investment case rests on scarcity: Parcel C is widely described as the last GLS residential site in the immediate River Valley precinct. Future supply must come from en-bloc redevelopments or smaller infill sites with longer approval timelines. Buyers who missed River Modern may view River Valley Green as a second chance at a Great World MRT address, but only if launch psf does not overshoot URA caveat trends.

Compare River Valley Green against River Modern and other 2026 launches in CCR before you anchor on a single showflat narrative. Entry psf is only half the equation; the other half is how quickly the sub-market absorbs new supply at TOP when owners start leasing or selling concurrently.

Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. If you are navigating multiple launches, the new launch guide explains balloting, OTP timelines, and progress payment schedules in plain language.

Advantages and disadvantages

Advantages	Disadvantages
Last GLS parcel in River Valley precinct	Higher land cost (S$1,730 psf ppr) embeds launch risk
Great World MRT and Orchard adjacency	99-year leasehold versus freehold alternatives nearby
Sunway MCL and CSC Land joint venture credentials	Competes with River Modern and River Green resale listings
Twin-tower premium product with river corridor views	Q4 2026 launch may slip if planning approvals delay
CCR positioning suits expatriate tenants and upgraders	Luxury segment sensitive to global rate cycles
Lower entry psf band versus River Modern on some stacks	Absolute ticket size still exceeds S$2M for most layouts

Risks, red flags, and what to verify

Treat every new launch as a structured diligence exercise, not a same-day emotional booking. Priority checks for River Valley Green:

1. Price list versus URA transacts: Compare launch psf to recent D9 caveats; ask your agent for a three-kilometre comp table dated within 90 days.
2. Developer delivery: Review Sunway MCL and CSC Land Group prior TOP delays and defect rectification scores on public records where applicable.
3. Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 70 percent LTV; confirm TDSR headroom if you hold other loans.
4. Supply pipeline: Map other D9 launches completing within 12 months of expected TOP; overlapping waves can pressure rents.
5. ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.
6. Award confirmation: Verify URA has formally awarded Parcel C to the top bidder before paying any marketing deposit to third-party agents.

Insider tip: Visit the showflat twice, once on a weekday quiet slot to read the price list calmly, and once on a weekend to gauge real buyer depth. Developers rarely discount publicly; your edge is choosing the right stack and avoiding units with hidden west-sun or road-noise premiums baked into misleadingly cheap psf.

Who this project fits

Owner-occupiers: Families anchored to River Valley schools and workplaces who plan to occupy through TOP and hold five plus years.

Investors: Buyers seeking CCR exposure with moderate leverage, comfortable holding through construction and prepared for 6 to 12 months of post-TOP competition.

Ill-suited profiles: Short-term flippers expecting quick capital gains before TOP, or buyers who cannot pass TDSR if rates rise one notch.

For corridor context, see the District 9 Orchard property guide. Compare directly against River Modern on Parcel B before you decide which launch better matches your psf ceiling and unit size requirements.

Buyer decision framework

Step	Action	Outcome
1	Set maximum all-in budget incl. ABSD and stamp duty	Clear price ceiling before showflat visit
2	Compare River Modern, River Green resale, and River Valley Green launch psf	Relative value across the corridor
3	Model rental yield at 85% occupancy	Net return after maintenance and tax
4	Book only after OTP legal review	Avoid non-refundable mistakes
5	Plan exit at TOP plus 24 months	Realistic liquidity window

Frequently Asked Questions

What is the starting price at River Valley Green? +

Indicative entry pricing starts around S$2,240,000 based on approximately S$2,800 psf and a typical 800 sq ft unit mix. Launch bands vary by floor, stack, and facing; request the latest price list before booking.

Who is the developer of River Valley Green? +

River Valley Green is expected to be developed by a Sunway MCL and CSC Land Group joint venture following their top bid for the Parcel C GLS site in June 2026. Review both developers' track records, past TOP dates, and defect management history before committing a booking fee.

What tenure does River Valley Green hold? +

River Valley Green sits on 99-year leasehold land in the D9/D10 CCR corridor. Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.

When is River Valley Green expected to launch? +

Marketing timelines point to a Q4 2026 public launch after URA awards the Parcel C tender and planning approvals progress. Completion is likely 2031 or later given standard GLS-to-TOP cycles; verify the licensed surveyor certificate and TOP timeline in your OTP.

Can foreigners buy at River Valley Green? +

Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee.

Is River Valley Green a good investment in 2026? +

Investment merit depends on entry psf versus recent D9 transacts, rental depth near the River Valley corridor, and your hold period. Compare against River Modern and other CCR launches, then stress-test exit liquidity before you assume appreciation.

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Resale liquidity and investor hold-period notes

River Valley Green sits in the River Valley Green / Great World corridor (D9/D10, CCR). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide; use project-specific leases when underwriting, not brochure gross yield alone.

Hold horizon	Typical investor focus	Cost lines to model
3-5 years	Exit before SSD ladder bites	Entry ABSD/BSD, agent 2%, legal, SSD if applicable
5-10 years	Rental carry plus moderate appreciation	Maintenance, property tax, vacancy, agent renewal
10+ years	Legacy or relocation asset	Tenure decay on 99-year stock, MCST reserve fund

Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.

Compare CCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from S$2,240,000; verify authorised price list on booking day because stack and floor premiums move effective psf materially.

Developer context: Sunway MCL and CSC Land Group delivery history matters for progressive payment confidence and defect rectification after TOP. CSC co-developed Dunearn House with Frasers Property in D10; Sunway MCL brings Malaysian parent balance-sheet depth. Request past project TOP dates and MCST handover quality before paying a non-refundable booking fee.

Red flags before booking: showflat rent claims above S$6.50 psf without executed leases; maintenance fee not disclosed; ABSD cash not reserved for Day 14 e-Stamping on resale exercise; or purchase driven by allocation fear rather than spreadsheet hurdle rate. Treat any marketing name change from “Parcel C” to a branded launch title as normal; anchor decisions on authorised price list and OTP terms, not billboard copy.