Zyon Grand Review 2026: 320 Units by CDL, Resale Only

Quick answer: Zyon Grand is 320 units by City Developments Limited in the Bukit Timah and Holland corridor, launched from about S$2,800,000 at roughly S$3,500 psf and sold out during 2025, with completion around 2030. Because the primary market is closed, every unit available is a sub-sale, an assignment of somebody else’s contract. And what prices that contract is not the apartment, which does not exist yet, but the date on which the seller bought.

What a sub-sale transfers

At a launch, a buyer signs a sale and purchase agreement and begins paying by construction stage. A sub-sale hands that whole position to somebody else partway through.

	New launch purchase	Sub-sale purchase
Counterparty	The developer	A private individual
Price source	Published price list	Negotiated, one unit at a time
The unit	Showflat and floor plan	Same, and no showflat by then
Payments	Full progressive schedule	The remainder of it
Seller’s duty position	None	Sets the floor under the ask
Developer’s consent	Not applicable	Required, usually with a fee

The last two rows are where the money is. A developer will normally consent to an assignment and charge an administrative fee for it, which is a fixed and knowable cost. The seller’s duty position is neither fixed nor disclosed, and it can move the price by six figures.

The 4 July 2025 line

Seller’s stamp duty is charged on disposal within a defined holding period, counted from the date of purchase. The schedule was extended for purchases made on or after 4 July 2025, and the seller’s stamp duty guide carries both ladders in full.

Year of disposal	Bought before 4 Jul 2025	Bought on or after
Within 1 year	12%	16%
Within 2 years	8%	12%
Within 3 years	4%	8%
Within 4 years	nil	4%
After 4 years	nil	nil

Zyon Grand sold out during 2025, which means its 320 owners are distributed on both sides of that line. An early-cohort seller reaching the third anniversary of their purchase owes 4 percent and, shortly after, nothing. A late-cohort seller at the same moment owes 8 percent and still has more than a year of exposure ahead.

On a S$2,800,000 contract, the difference between 8 percent and nil is S$224,000. That is not a rounding item in a negotiation. It is the reason two apparently identical units carry different asking prices, and it explains why sub-sale supply in the first years after a launch skews heavily towards whichever cohort is out of the ladder.

Which seller is on the other side

The distinction is worth establishing early, because it determines what kind of negotiation is available.

A seller past their duty period is discretionary. They are selling because the price suits them, and they can wait. Their ask reflects what they think the unit is worth, and there is no particular reason for them to move.

A seller still inside it has a number to clear before any gain is theirs, and it is a large number. They will hold firm at an ask that covers it, or they will withdraw. What they will rarely do is meet an offer below it, because doing so means paying the state out of their own capital for the privilege of exiting.

Neither is a better counterparty in the abstract. But a buyer who does not know which one they are dealing with will misread the seller’s firmness entirely, and may spend weeks negotiating against a floor that has nothing to do with the apartment.

Four years of construction, at a D10 price

The other feature of this purchase is that the asset is not finished. Completion is indicated around 2030, so a 2026 sub-sale buyer holds a contract for roughly four years before they hold a home.

Reference	psf (S$)
Zyon Grand at launch, 2025	3,500 - 4,200
D10 resale condominiums, 2025-26	2,800 - 3,600
Central Region average, 2026	3,000 - 3,400

The launch band sits at and above the top of the completed D10 resale range. That is ordinary for a fresh lease against older stock, and it is also the whole of the risk in a sub-sale: the buyer pays a completed-market price, or better, for something that will not be completed for four years, and carries the specification, delivery and market risk of that interval without the use of the property.

What compensates is the lease. A 99-year clock starting in 2025 against D10 stock a decade or two into its own term is a real and durable difference at resale, and it is the reason the district’s launch pricing separates from its resale pricing at all.

The Bukit Timah and Holland setting

Holland Village dining, Coronation Plaza, and the Downtown Line at King Albert Park and Tan Kah Kee sit around this address, and the international and local school belt through Bukit Timah and Dover supplies the expatriate family tenancies that make four-bedroom leasing work here.

That tenant depth is the argument for the location, and it is a good one. It is not, however, an argument that changes between now and 2030, which is why it should not be doing much work in a sub-sale negotiation. The schools were there when the launch price list was written and are already inside it.

The cash timing is the part people miss

A sub-sale of an uncompleted unit has an unusual payment shape, and it catches buyers who have budgeted as though this were an ordinary purchase.

The seller has already paid the developer for the construction stages completed to date. At assignment, the buyer reimburses that, plus whatever the seller is taking as gain, and only then inherits the stages still to come. So a large slice of the price falls due at the front of the transaction rather than being spread across the build, while the loan continues to disburse against future stages in the developer’s own time.

Financing is still sized on the purchase price and still subject to the usual limits, 75 percent loan-to-value on a first housing loan, of which at least 5 percent of the price must be cash, and the total debt servicing ratio is still assessed at the 4 percent floor rate rather than the rate on offer. What changes is the sequencing. The further into construction a unit is, the more of it must be settled on day one, and the less of the loan is available at that moment to help.

Add the stamp duty, which falls due within 14 days of exercising the option and cannot be financed, and the first fortnight of a sub-sale is by some distance the most cash-intensive part of the whole exercise. It is worth modelling on the specific unit before making an offer, because the answer differs by how far the tower has actually risen.

The four documents to ask for

1. The original price list for that stack, so the premium over launch psf is a measured figure rather than an impression.
2. The seller’s date of purchase, which places them on the correct duty ladder and tells you what their floor is.
3. The progressive payment schedule to date, showing what has been paid and what falls due, since you inherit the remainder.
4. The developer’s consent terms and fee for the assignment, agreed before an option is granted rather than after.

An overseas buyer should then add the duty to the total: at the 60% foreign tier, additional buyer’s stamp duty on a S$2,800,000 contract is S$1,680,000, and at S$5,200,000 it is S$3,120,000, in each case before buyer’s stamp duty and payable in cash. The ABSD guide has the tiers and the rental yield guide the compressed returns that follow such an entry cost in this district.

For a buyer who would rather negotiate with a developer than with a stranger’s tax position, the open D10 launches are Amberwood at Holland and The Serra Residences, where the price list is published and the same for everyone.

Frequently Asked Questions

Can anyone still buy at Zyon Grand? +

Not from CDL. The 320 units sold out during 2025, so the primary market is closed. What remains is the sub-sale market: a launch buyer assigns their uncompleted purchase to someone else before the building is finished. That is a transfer of a contract, not a sale of a finished home, and it prices differently.

Why does the seller's purchase date matter so much? +

Because seller's stamp duty runs from the date they bought, and the ladder changed on 4 July 2025. A launch buyer who exercised before that date sits on the older three-year schedule of 12, 8 and 4 percent, and owes nothing after three years. One who bought on or after it sits on a four-year schedule of 16, 12, 8 and 4 percent. Two neighbours holding identical units can therefore face very different costs to sell in the same month, and the one facing a charge has to recover it somewhere.

What am I actually buying in a sub-sale? +

The seller's position under the sale and purchase agreement: their unit, their price, their remaining progressive payment schedule, and their completion date. There is no apartment to inspect, because construction runs to roughly 2030. You are underwriting a floor plan, a specification schedule and a developer's delivery record.

What did Zyon Grand cost at launch? +

Launch pricing ran from about S$2,800,000 at roughly S$3,500 psf for a three-bedroom, up to about S$5,200,000 across the range, on 99-year leasehold in D10. City Developments Limited is the developer and there are 320 units.

How should a sub-sale price be tested? +

Against two things at once: recent D10 caveats for completed stock, and the original launch price list for the same stack. The first tells you whether the asking price is defensible in the district at all; the second tells you how much of the premium is the seller's own duty position rather than anything about the unit. A premium of more than a few percent over launch psf without a superior stack, floor or facing is usually the former.

Does the buyer inherit the seller's duty clock? +

No. Seller's stamp duty attaches to the person disposing, and a sub-sale buyer starts a fresh holding period from their own purchase date under the schedule current at that time. That is the asymmetry to plan around: the seller's constraint is what sets the asking price, and yours begins the day you exercise.