Zyon Grand CDL D10 Bukit Timah CCR Sold Out Review 2026
Zyon Grand D10 CCR: CDL sold-out 2025 launch from S$3,500 psf. Bukit Timah pricing, schools, tenure, rental yield, and investor resale review.
By Invest Singapore Editorial · Updated June 18, 2026 · 9 min read
Quick answer: Zyon Grand is a private condominium by City Developments Limited (CDL) in Bukit Timah / Holland corridor (D10, CCR). Launch pricing from S$2,800,000 (about S$3,500 psf on 800 sq ft). 99-year leasehold tenure; status: sold out in 2025 after strong launch weekend uptake. Use this review to compare resale entry, rental demand, and ABSD impact if units reappear on the secondary market.
Zyon Grand anchors the Bukit Timah / Holland corridor micro-market within Singapore’s CCR planning band. The development sits in D10, where 2025 launches repriced buyer expectations for school-belt stock above S$3,200 psf. Whether you secured a launch unit, are hunting sub-sale inventory, or comparing against fresh 2026 launches, the decision starts with whether effective psf at Zyon Grand still leaves room relative to nearby resale comparables on Holland Plain and King Albert Park.
For launch mechanics, payment stages, and balloting context on comparable towers, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide before exercising a resale option.
About Zyon Grand
Zyon Grand is a private condominium developed by City Developments Limited (CDL). The project comprises approximately 320 residential units on 99-year leasehold land in D10. Marketing status as of June 2026: sold out in 2025 following strong launch weekend sales above S$3,500 psf on premium stacks. Expected completion is around 2030, subject to construction progress and regulatory approvals.
CDL positions Zyon Grand for landed-adjacent upgraders and CCR school-belt families who prioritise Holland and Bukit Timah address permanence over absolute yield. Unit mixes span compact two-bedroom layouts suitable for owner-occupiers through larger three- and four-bedroom formats that attract family upgraders and long-hold investors who prioritise bedroom count over headline psf.
Location-wise, Bukit Timah / Holland corridor benefits from international school proximity, Holland Village dining clusters, and Downtown Line access at King Albert Park and Tan Kah Kee stations. These factors feed both owner-occupier demand and expatriate rental depth, which matters if you are underwriting a five- to eight-year hold through TOP rather than pure end-user use.
Unit mix and launch pricing
Launch pricing bands below translate sold-out 2025 psf guidance into approximate absolute prices using typical sizes. Resale and sub-sale asking prices may diverge by 5 to 12 percent from launch bands depending on stack, facing, and how many years remain to TOP.
| Bedroom type | Typical size (sq ft) | Launch psf (S$) | Indicative price from (S$) |
|---|---|---|---|
| 2-bedroom | 700 | 3,500 – 3,750 | 2,450,000 |
| 3-bedroom | 800 | 3,500 – 3,900 | 2,800,000 |
| 4-bedroom | 1050 | 3,650 – 4,100 | 3,832,500 |
| 4-bedroom premium | 1200 | 3,800 – 4,200 | 4,560,000 |
| Cost item | Indicative range (S$) | Notes |
|---|---|---|
| Resale option fee | 1% of purchase price | Standard resale OTP practice; confirm with seller agent |
| BSD / ABSD | Depends on profile | Foreign and second-property buyers pay higher ABSD tiers on resale |
| Legal fees | 2,500 – 4,500 | Conveyancing plus mortgage documentation |
| Maintenance (monthly) | 320 – 480 | Varies with unit size and shared facilities load |
| Nearby benchmark | Approx. psf (S$) | Comment |
|---|---|---|
| Zyon Grand (2025 launch) | 3,500 – 4,200 | Sold-out premium for fresh lease and CDL branding |
| D10 resale condos (2025–26) | 2,800 – 3,600 | Older stock may trade lower psf but shorter remaining lease |
| CCR average (2026) | 3,000 – 3,400 | Use for sanity-checking regional affordability |
Location and connectivity
Zyon Grand sits in Bukit Timah / Holland corridor, D10. King Albert Park and Tan Kah Kee MRT stations on the Downtown Line serve the micro-market with direct Botanic Gardens and city access. For district-level PSF, yield bands, and school-belt context, read our District 10 Bukit Timah property hub.
Daily amenities cluster around Holland Village, Coronation Plaza, and Tanglin dining pockets. For families, school proximity within one to two kilometres often drives resale liquidity more than a marginal psf discount at launch. ACS International, Tanglin Trust, and the broader Dover and Bukit Timah school belt create tenant depth that supports four-bedroom leasing when units are well fitted.
Investors should map tenant demand: expatriate families prioritise school proximity; four-bedroom layouts lease slower but at higher absolute rents when renovation quality matches embassy-corridor expectations. If you rely on rental income before TOP on a sub-sale unit, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents.
Investment angles and rental outlook
D10 launches at S$3,500 psf command premiums; justify resale entry against Holland Plain and Fourth Avenue transacts, not OCR benchmarks. Zyon Grand sold out in 2025 because launch pricing still sat below several trophy resale stacks on Grange Road while offering a fresh 99-year lease clock.
Compare Zyon Grand against other 2026 launches in CCR before you anchor on a single sub-sale 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. For yield math on compressed CCR gross returns, cross-read the Singapore rental yield guide.
Advantages and disadvantages
| Advantages | Disadvantages |
|---|---|
| Bukit Timah CCR school and prestige positioning | High absolute ticket size and ABSD exposure on resale |
| CDL developer branding and delivery track record | Sold-out status limits primary-market choice; resale premiums possible |
| Downtown Line MRT within comfortable access | Competition from Amberwood and Serra pipeline at TOP |
| Fresh 99-year lease from 2025 launch | Launch pricing may already embed future psf growth assumptions |
| Strong 2025 sell-through signals buyer depth | Competing D10 supply can cap resale psf at TOP in 2030 |
Risks, red flags, and what to verify
Treat every resale or sub-sale purchase as a structured diligence exercise, not a same-day emotional option. Priority checks for Zyon Grand:
- Price versus URA transacts: Compare agreed psf to recent D10 caveats within three kilometres; ask your agent for a comp table dated within 90 days.
- Developer delivery: Review CDL prior TOP delays and defect rectification scores on comparable CCR towers before paying a non-refundable resale deposit.
- Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 70 percent LTV; confirm TDSR headroom if you hold other loans.
- Supply pipeline: Map other D10 launches completing within 12 months of 2030; overlapping TOP waves can pressure rents.
- ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.
Insider tip: On sub-sale inventory, request the original launch price list and progressive payment schedule from the seller. Resale premiums above 8 percent over launch psf without a superior stack or view often mean you are paying for queue anxiety, not fundamentals. Visit comparable showflats at Amberwood at Holland and The Serra Residences to benchmark layout efficiency before you exercise an OTP.
Who this project fits
Owner-occupiers: Families anchored to Bukit Timah / Holland schools and workplaces who secured launch units or can access sub-sale inventory and plan to occupy through TOP.
Investors: Buyers seeking CCR exposure with moderate leverage, comfortable holding through construction, and prepared for 6 to 12 months of post-TOP competition in D10.
Ill-suited profiles: Short-term flippers expecting quick capital gains before TOP, or buyers who cannot pass TDSR if rates rise one notch.
For developer background, see City Developments Limited (CDL). Related launches in the same region include Amberwood at Holland and The Serra Residences.
Buyer decision framework
| Step | Action | Outcome |
|---|---|---|
| 1 | Set maximum all-in budget incl. ABSD and stamp duty | Clear price ceiling before sub-sale negotiation |
| 2 | Compare three competing launches and resale comps in CCR | Relative psf and tenure value |
| 3 | Model rental yield at 85% occupancy | Net return after maintenance and tax |
| 4 | Exercise OTP only after legal review of sale and purchase | Avoid non-refundable mistakes |
| 5 | Plan exit at TOP plus 24 months | Realistic liquidity window |
Frequently Asked Questions
Launch pricing started from approximately S$2,800,000 based on S$3,500 psf and a typical 800 sq ft three-bedroom mix. Sold-out status in 2025 means secondary market entry now depends on sub-sale listings and resale caveats, not the original price list.
Zyon Grand is developed by City Developments Limited (CDL). Review CDL delivery history, past TOP timelines, and defect rectification on comparable CCR towers before you pay a resale deposit.
Zyon Grand sits on 99-year leasehold land in D10 (CCR). Fresh lease commencement in 2025 supports long-hold resale against older D10 stock with shorter remaining tenure.
Marketing materials point to completion around 2030. Progressive payment buyers who bought at launch should track construction milestones and licensed surveyor certificates in the sale and purchase agreement.
Foreign buyers may purchase private condo units subject to ABSD tiers on resale contracts. Run ABSD and financing checks early using our foreign buyer workflow before paying an option fee.
Investment merit on resale depends on entry psf versus recent D10 transacts, rental depth near Bukit Timah and Holland Village, and your hold period through TOP. Compare against alternate CCR launches and stress-test exit liquidity before you assume further appreciation.
Resale liquidity and investor hold-period notes
Zyon Grand sits in Bukit Timah / Holland corridor (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 | Sub-sale 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 CCR vs RCR vs OCR guide.
Compare CCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from S$2,800,000 at roughly S$3,500 psf; verify authorised resale asking prices because stack and floor premiums move effective psf materially.
Developer context: CDL delivery history matters for progressive payment confidence and defect rectification after TOP. Request past project TOP dates and MCST handover quality before paying a non-refundable resale deposit on sub-sale inventory.
Red flags before buying resale: sub-sale 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 sold-out fear rather than spreadsheet hurdle rate.
Frequently Asked Questions
Launch pricing started from approximately S$2,800,000 based on S$3,500 psf and a typical 800 sq ft three-bedroom mix. Sold-out status in 2025 means secondary market entry now depends on sub-sale listings and resale caveats, not the original price list.
Zyon Grand is developed by City Developments Limited (CDL). Review CDL delivery history, past TOP timelines, and defect rectification on comparable CCR towers before you pay a resale deposit.
Zyon Grand sits on 99-year leasehold land in D10 (CCR). Fresh lease commencement in 2025 supports long-hold resale against older D10 stock with shorter remaining tenure.
Marketing materials point to completion around 2030. Progressive payment buyers who bought at launch should track construction milestones and licensed surveyor certificates in the sale and purchase agreement.
Foreign buyers may purchase private condo units subject to ABSD tiers on resale contracts. Run ABSD and financing checks early using our foreign buyer workflow before paying an option fee.
Investment merit on resale depends on entry psf versus recent D10 transacts, rental depth near Bukit Timah and Holland Village, and your hold period through TOP. Compare against alternate CCR launches and stress-test exit liquidity before you assume further appreciation.
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