PROMENADE

 PEAK

MODERN

Here is a concise summary of the four River Valley / Zion Road area projects (Zyon Grand, Promenade Peak — assuming this is the intended “Promenande Park”, River Modern, and River Green), based on publicly available project details. All are 99-year leasehold condominium (or mixed-use) developments from recent Government Land Sales (GLS) sites in the River Valley / Zion Road precinct near the Singapore River, Great World, and Havelock MRT.

1. Zyon Grand (Zion Road Parcel A / Kim Seng Road)

• Developer: CDL-MFA Altair Property Pte Ltd (50:50 joint venture between City Developments Limited / CDL and Mitsui Fudosan).
• Architect: Concept – Nikken Sekkei Ltd; Project – ADDP Architects LLP; Landscape – Ecoplan Asia.
• Main Contractor: Woh Hup Pte Ltd.
• Project size / scale: Site area ≈ 15,278 sqm (≈ 164,450 sqft); plot ratio 5.6; ~706 residential units (+ ~373 long-stay serviced apartments in a separate tower); mixed-use with restaurants, supermarket, and early childhood development centre.
• Number of blocks: 2 × 62-storey residential towers + 1 × 36-storey serviced-apartment tower.
• Land use: Residential with commercial/F&B, supermarket, and childcare components (integrated development with direct Havelock MRT linkage).
• Legal title / tenure: 99-year leasehold commencing 15 July 2024. Expected vacant possession around Sep 2032.

2. Promenade Peak (Zion Road Parcel B / 1 Zion Promenade)

(Likely the intended “Promenande Park” — no matching “Promenade Park” residential project appears in current River Valley launches.)

• Developer: Valerian Residential Pte Ltd (wholly-owned subsidiary of Allgreen Properties).
• Architect: DCA Architects Pte Ltd; Landscape – Ecoplan Asia.
• Main Contractor: Woh Hup (Private) Limited.
• Project size / scale: Site area ≈ 9,286 sqm (≈ 99,950–100,000 sqft); plot ratio 5.6; 596 residential units. Tallest residential-only PPVC tower in Singapore (~63 storeys / ~240 m).
• Number of blocks: 1 × 63-storey residential tower (with sky facilities on intermediate and roof levels).
• Land use: Purely residential (with basement carpark and multi-level communal facilities).
• Legal title / tenure: 99-year leasehold commencing around 4 Nov 2024 (or from award date). Expected TOP ~Feb 2031.

3. River Modern (River Valley Green Parcel B / 5–7 River Valley Green)

• Developer: River Modern Pte Ltd / GuocoLand Limited.
• Architect: Design – ipli Architects; Project – P&T Consultants; Landscape – Tinderbox Landscape Studio; Interiors/public amenities – ipli + Nathan Yong Design.
• Main Contractor: China Construction (South Pacific) Development Co. Pte Ltd.
• Project size / scale: Site area ≈ 11,736 sqm (≈ 126,325 sqft); plot ratio 3.5; 455 residential units + 6 retail shops.
• Number of blocks: 2 × 36-storey residential towers (with commercial on 1st storey and basement carpark).
• Land use: Residential with limited commercial (shops) on the ground floor; strong river frontage and direct connection to Great World MRT.
• Legal title / tenure: 99-year leasehold commencing 13 May 2025 (some sources note slight variations around Feb–May 2025). Expected TOP ~2H 2030 / end-2032.

4. River Green (River Valley Green Parcel A / 11 River Valley Green)

• Developer: Winchamp Investment Pte Ltd (subsidiary of Wing Tai Holdings).
• Architect: P&T Consultants / P&T Architects; Landscape – STX Landscape Architects.
• Main Contractor: China Construction (South Pacific) Development Co. Pte Ltd (referenced in project team contexts).
• Project size / scale: Site area ≈ 9,293 sqm (≈ 100,030 sqft); plot ratio 3.5; 524 residential units.
• Number of blocks: 1 × 36-storey residential tower (with basement carpark and extensive facilities).
• Land use: Purely residential.
• Legal title / tenure: 99-year leasehold commencing 24 September 2024. Expected TOP / vacant possession around June 2030.

Quick comparison notes

• Zyon Grand & Promenade Peak (Zion Road parcels) are higher-density (plot ratio 5.6), taller, and closer to Havelock MRT; Zyon Grand is the only mixed-use with serviced apartments + retail.
• River Modern & River Green (River Valley Green parcels) are lower-density (plot ratio 3.5), more CCR/District 9 oriented, with stronger direct river/park frontage and Great World MRT linkage. River Modern has limited retail; River Green is pure residential.
• All are leasehold (no freehold titles). Contractors for the Zion Road pair centre on Woh Hup; the River Valley Green pair involve China Construction (South Pacific). Architects are a mix of Japanese/international (Nikken Sekkei), local established firms (ADDP, DCA, P&T, ipli), and landscape specialists.

Annotated map guidance

An interactive annotated map is best created in tools such as Google My Maps or a presentation slide (PowerPoint/Keynote) by pinning these approximate locations:

• Zyon Grand: 3 & 5 Kim Seng Road / Zion Road (next to Havelock MRT).
• Promenade Peak: 1 Zion Promenade (adjacent Zion Road Parcel B, near Singapore River and Great World).
• River Modern: 5–7 River Valley Green (riverfront, near Great World MRT / Kim Seng Park).
• River Green: 11 River Valley Green (adjacent parcel, near Great World MRT).

Search “Zion Road GLS Singapore” or “River Valley Green Parcel A/B map” for official URA/ site plans, or overlay the four addresses on Google Maps with labels for developer, blocks, units, and tenure. Official sales sites and EdgeProp/URA resources also carry location diagrams. Details can change; always verify against the latest developer factsheets or sales brochures for presentation use.

River Valley Green project overview

“River Valley Green” is the site/location name for a new private residential development in District 09 (Orchard/River Valley), marketed as River Green condominium. It sits in the Core Central Region (CCR), right next to Great World MRT on the Thomson–East Coast Line.99+2

Key project facts

• Project name: River Green

• Address: 11 River Valley Green, Singapore 239637 (District 09)lovelyhomes.com+1

• Developer: Winchamp Investment Pte Ltd, a subsidiary of Wing Tai Holdingstherivergreen+1

• Tenure: 99‑year leasehold (from 24 Sept 2024)lovelyhomes.com+1

• Site area: ~100,032 sq ft (~9,293 sqm)lovelyhomes.com+1

• Plot ratio: 3.5therivergreen+1

• Blocks & height: 1 tower, 36 storeys with roof garden/terracetherivergreen+1

• Total units: 524 residential unitstherivergreen+1

• Unit mix: 1‑bed, 1‑bed + study, 2‑bed (compact/premium), 2‑bed + study, 3‑bed, 4‑bed; some sources also reference studios/penthouses in the overall tower concepttherivergreen+2

• Car park: ~203 normal lots, plus EV and EV‑ready lots (around 20 + 40) and accessible lotstherivergreen+1

• Expected TOP: 30 June 2030 (some listings say Q1 2029; developer materials point to 30 Jun 2030)lovelyhomes.com+2

• Expected legal completion: 30 June 2033therivergreen+1

Design, sustainability and consultants

• Architect: P&T Consultants Pte Ltdtherivergreen+1

• Landscape architect: STX Landscape Architectstherivergreen+1

• M&E engineer: Rankine & Hill (S)therivergreen

• Lighting consultant: L’Observatoire Internationaltherivergreen

• Interior design (project): IndexDesign Pte Ltdtherivergreen

The development is promoted as Singapore’s first private residential project to achieve BCA Green Mark Platinum – Super Low Energy certification, with all five sustainability badges (health & wellbeing, whole life carbon, maintainability, resilience, intelligence).news.yahoo

Location and connectivity

• Nearest MRT: Great World MRT (Thomson–East Coast Line), about 1–3 minutes’ walk depending on source99+1

• Planning region: Core Central Region (CCR), River Valley planning arealovelyhomes.com+1

• Proximity to Orchard, the CBD, and Marina Bay is a key selling point given the TEL link and central location.therivergreen+1

Sales status and pricing context

• Launched for preview around July–August 2025, with bookings expected from August 2025.news.yahoo+1

• By early 2026, some agent sites reported around 92% sold, with a small balance of units remaining.therivergreen

• Indicative entry pricing cited in media: one‑bedders from ~S$1.2 million (around S$2,857 psf), positioning it as a premium CCR launch.news.yahoo

If you’d like, I can pull the latest available unit types, stack plans, or a price list snapshot from current agent portals.

River Valley Green (Parcel C) GLS – full development details

This is the Government Land Sale (GLS) site at River Valley Green (Parcel C), District 09, next to Great World MRT. It was tendered in 1H 2026, won by a Sunway MCL + CSC Land Group joint venture, and is planned as a premium high‑rise condo of twin 36‑storey towers with ~500 units.stackedhomes+2

1) Site and planning parameters (URA GLS specs)

• Site name: River Valley Green (Parcel C)

• Location: Adjacent to Great World MRT, River Valley precinct, District 09 (Core Central Region)ura.gov+1

• Land use: Residential (99‑year leasehold)99+1

• Site area:

  • 11,516 sqm (~123,958 sqft)99+1

• Gross Plot Ratio (GPR): 3.5stackedhomes+1

• Maximum Gross Floor Area (GFA):

  • 40,306 sqm (~433,854 sqft)99+1

• Maximum building height: 164 m above mean sea level (SHD)99

• URA estimated yield: about 470 private residential unitsura.gov+1

Tender timeline:

• Launched: April 2026 (1H 2026 GLS Programme)era+1

• Tender closed: 18 June 2026, 12 noonura.gov+1

2) Tender outcome and land price

• Number of bids: 4 bids, all above S$700 million99+1

• Top bidder: Joint venture between Sunway MCL Limited and CSC Land Groupstackedhomes+1

• Top bid price: S$750.57 million

• Land rate: S$1,730 psf per plot ratio (psf ppr) – reported as a new land‑rate benchmark for the River Valley / Zion precinctstackedhomes+1

Other bids (for context):

• 2nd: China Overseas Land & Investment (COLI) – S$720.72m (~S$1,661 psf ppr)99

• 3rd & 4th: other major developers, within ~6% of top bidsbr.com

URA’s formal award to the JV was reported after tender close; the JV has publicly stated its development intent pending award.99+1

3) Proposed development concept (developer’s plan)

If awarded (as reported), the JV plans:

• Product type: Premium private residential condominium

• Blocks: Two 36‑storey residential towers (twin towers)stackedhomes+1

• Total units: Over 500 units (developer indication), vs URA’s ~470‑unit estimatestackedhomes+1

• Target market: Young families, professionals, multi‑generational households, and investors in the CCRsunwayproperty

No detailed unit‑mix or floor‑plan data has been officially released yet; the project is still at land‑award / concept stage as of mid‑2026.lovelyhomes+1

4) Location and connectivity

• Address context: River Valley Green, next to Great World MRT (Thomson–East Coast Line)ura.gov+1

• Planning area: River Valley, District 09, within the Core Central Regionstackedhomes+1

• Nearby landmarks:

  • Great World City mall

  • River Valley Primary School

  • Existing condos such as Yong An Park and other River Valley GLS parcels (e.g. River Modern, earlier parcels A/B)stackedhomes+1

• Connectivity:

  • 1 stop to Orchard on TEL

  • Short drive to CBD, Marina Bay, and major expressways (CTE, KPE via nearby arterials)news.yahoo+1

5) How this Parcel C fits into the wider River Valley Green masterplan

River Valley Green has been released in multiple GLS parcels over recent years:

• Earlier parcels (A, B, etc.) have already been tendered/developed by other developers (e.g. GuocoLand’s “River Modern” from a nearby parcel).propertyreviewsg

• Parcel C is described by URA and analysts as the last GLS site in the Great World / River Valley precinct under this planning approach.stackedhomes+1

Implication: once Parcel C is built, there will be no further new GLS land in this immediate River Valley–Great World node under the current plan, making it one of the last “new launch” land banks in this CCR sub‑market for the medium term.era.com+1

6) Expected timeline (based on typical GLS + construction cycles)

While exact dates will depend on URA award formalities and planning approval:

• Tender closed: June 2026

• Expected award & planning submission: late 2026 / 2027

• Likely launch window: 2027–2028 (as projected by property analysts)lovelyhomes

• Construction period: typically 3–4 years from start to TOP for a high‑rise condo of this scale

• Indicative TOP: early‑to‑mid 2030s (exact year not yet published)

Zyon Grand: Development Details Summary

Key Highlights

Zyon Grand is positioned as a landmark integrated development in the River Valley area, developed by City Developments Limited (CDL) and Mitsui Fudosan.

• Integrated Components: Beyond the residential and serviced apartment towers, the development includes Zyon Galleria with retail and F&B options, a supermarket, and an early childhood development centre.
• Direct MRT Access: It is the only integrated development with a direct link to Havelock MRT station on the Thomson-East Coast Line.
• Unit Mix: The 706 residential units range from one-bedroom + study to five-bedroom apartments and penthouses. One to three-bedroom units make up about 83% of the residential units.

Zyon Grand – The $2,700+ PSF Opportunity Poised for the Next Capital Upswing in District 3

Zyon Grand makes its debut as one of the most prominent launches in District 3 in recent years, setting a new benchmark for integrated, vertical luxury in Singapore’s city-fringe landscape. Developed by City Developments Ltd (CDL) and Mitsui Fudosan, this rare, high-rise mixed-use development offers a lifestyle proposition that blends stature, connectivity, and sophistication — all from a site that directly connects to Havelock MRT.

Comprising 706 units across two 62-storey towers, Zyon Grand is the tallest residential development in D3, located at 3 & 5 Kim Seng Road. The project brings together branded interiors, private lifts (for 4BR+), and a full suite of curated retail and childcare amenities — an offering designed for discerning homeowners, luxury upgraders, and long-term investors alike.

Comprehensive breakdown of Zyon Grand’s location, pricing, product offering, and market positioning, contextualised within broader RCR and D3 trends, and written with reference data as of October 2025.

Value Proposition: A Rare High-Rise, MRT-Integrated Landmark in the RCR

Zyon Grand presents a vertically integrated lifestyle offering that is almost unmatched in the Rest of Central Region (RCR). Unlike smaller boutique projects or dense suburban launches, Zyon Grand delivers:

Secured via the GLS programme at $1,201 psf ppr, the project benefits from a relatively earlier land acquisition before further construction inflation set in, allowing for competitive pricing relative to its premium attributes.

GLS Context: Benchmarking Zyon Grand Among RCR Peers

While Zyon Grand carries a premium over Penrith and Commonwealth-area launches, its integrated nature and architectural scale justify its positioning.

Project Overview

Unit Mix & Product Breakdown

Notable highlights:

• Private lifts for 4BR and above
• Branded fittings: V-Zug appliances, Laufen, De Dietrich
• High ceiling heights (3.05m typical, 3.6m for select stacks)
• Smart home features and concierge services

Location Advantage: Transport-Integrated, City-Fringe Convenience

Zyon Grand’s direct link to Havelock MRT (TEL) creates a highly desirable connectivity profile:

• 2 stops to Orchard
• 4 stops to Marina Bay
• 6 stops to Shenton Way (CBD core)

This connectivity appeals strongly to professionals, expatriates, and investors alike. The surrounding area also benefits from:

• Walkable access to Great World City, Zion Riverside Food Centre, Singapore River
• Proximity to green connectors and park network (Fort Canning, Kim Seng Park)
• Urban yet livable — surrounded by low-rise enclaves and riverfront trails

Amenity & Educational Catchment

Directional Facings Overview

District 3 Price Disparity Analysis

Zyon Grand’s indicative pricing of $2,700–$2,950 psf places it in the upper quartile of D3,

but not at the top end of the wider RCR or CCR fringe. Here’s how it compares:

2-Bedroom Units

4-Bedroom Units

Zyon Grand holds a 10–15% premium over resale D3 condos, but remains competitively priced compared to RCR but CCR fringe launches like Riviere and One Pearl Bank.

Further Insights:

Buyer Profiles Best Suited to Zyon Grand

PLB MOAT Analysis – Zyon Grand vs Riviere

A comparative framework to assess strategic investment value in D3

Overview

Zyon Grand enters the District 3 landscape as a flagship MRT-integrated development with scale, height, and product depth. To assess its investment defensibility, we compare it against Riviere — a luxury D3 benchmark launched in 2019, completed in 2023, and occupying a similar river-adjacent city-fringe profile.

Using the proprietary PLB MOAT framework (Moats of Asymmetric Advantage & Timelessness), we evaluate each project across 10 core defensibility metrics — combining locational, pricing, product, and demographic factors to derive comparative edge.

Zyon Grand vs Riviere – MOAT Scorecard

Summary of Strategic Differences

Key Insights: Why Zyon Grand Shows Stronger Long-Term MOATs

Better Pricing Corridor for Growth

While Riviere is already transacting at ~$2,932 psf, Zyon Grand launches at a lower base (~$2,472 psf) — giving it room to rise as nearby projects like One Pearl Bank and Promenade Peak push $2,900+.

Zyon Grand sits closer to the D3 median, reducing entry risk and enhancing capital appreciation prospects.

Integrated MRT & Retail – Long-Term Differentiator

Zyon Grand’s direct TEL basement access surpasses Riviere’s walkable 315m proximity. It also features curated retail podiums and childcare — offering full-stack convenience and increasing daily footfall.

In the long run, lifestyle integration becomes a magnet for both tenants and families — a key reason why MRT-linked developments command resilience.

Stronger Exit Audience Moat

Unlike Riviere (Exit Audience Score: 1), Zyon Grand taps into the large HDB upgrader population from Tiong Bahru, Havelock, and Delta precincts — a sustainable exit base with purchasing power.

This matters when resale liquidity and demand-side resilience are considered post-MOP.

Greater Density & Lifestyle Comfort

Riviere’s 455 units on just ~13,476 sqft results in a dense 29.6 sqft/unit — among the lowest across D3. In contrast, Zyon Grand enjoys a larger footprint (~139,931 sqft) for 706 units, offering ~198 sqft/unit.

The difference translates into more landscape, amenity spacing, and long-term living satisfaction.

Affordability & Quantum Accessibility

Zyon Grand’s broader mix of 1BR+Study (~$1.29M) to 5BR (~$5.99M) allows multiple entry points across demographics. Riviere’s high base quantum makes it less attainable for first-time buyers or dual-income families.

Final Verdict: Zyon Grand s the Future-Proof Play

While Riviere enjoys an established luxury presence and high rental appeal, Zyon Grand offers stronger long-term defensive moats — especially in the exit audience, MRT integration, pricing upside, and density comfort.

For buyers entering at sub-$2,500 psf in a rapidly appreciating RCR landscape, Zyon Grand represents a more value-laden, future-facing option — combining the right blend of investment fundamentals and livability advantages.

Takeaway

Zyon Grand delivers a flagship-level proposition that sets it apart in a competitive RCR market. Its combination of height, integration, branded luxury, and central access makes it a standout choice for buyers seeking a long-term asset, both in lifestyle and investment value.

While priced at a premium to most D3 projects, its attributes justify the corridor, especially when compared against core-central or CCR launches. 

Stay Updated and Let’s Get In Touch

Should you have any questions, do not hesitate to reach out to us!

Zyon Grand draws over 1,300 expressions of interest ahead of Oct 25 launch

EdgeProp Singapore

/ EdgeProp Singapore

October 23, 2025 9:01 PM SGT

propertyeditor@edgeprop.sg

The 706-unit Zyon Grand is across twin 62-storey towers fronting Kim Seng Road (Photo: Samuel Isaac Chua/EdgeProp Singapore)

Singapore’s new-home market remains buoyant, with strong weekend sales underscoring resilient demand. The Penrith moved 97% of its units at an average of $2,800 psf, while Faber Residence sold 86% at $2,160 psf — setting the stage for Zyon Grand.

Since its preview began on Oct 8, Zyon Grand has seen an estimated 1,338 cheques collected as expressions of interest—translating to an interest-to-unit ratio of about 1.9 times, according to market sources. Analysts are anticipating another strong weekend of sales.

Zyon Grand is a mixed-use development featuring two 62-storey residential towers set above a retail podium that will include shops, F&B outlets, a supermarket, and an early childhood development centre. The integrated development also includes a 36-storey block comprising over 350 long-stay serviced apartments, with a dedicated lobby and entrance.

Read also: CDL moves to refresh portfolio and stays anchored in Singapore

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The project will also have direct underground connectivity to Havelock MRT Station on the Thomson–East Coast Line. Located along Kim Seng Road in District 3, the city-fringe project is considered part of the Rest of Central Region.

Residential units at Zyon Grand range from one-bedroom-plus-study apartments of 474 sq ft to five-bedroom units of 1,819 sq ft. Each tower is topped by a five-bedroom simplex penthouse measuring 2,659 sq ft and 2,756 sq ft, respectively.

Prices start from $1.298 million ($2,738 psf) for a 474 sq ft one-bedroom-plus-study, while two-bedroom units (from 538 sq ft) are priced from $1.468 million ($2,729 psf). Three-bedroom units start from 818 sq ft, with prices from $2.2 million ($2,689 psf).

Prices for larger units start from $3.968 million ($2,792 psf) for a 1,421 sq ft four-bedroom, and from $5.988 million ($3,292 psf) for a 1,819 sq ft five-bedroom.

Smaller units dominate the mix, with one- to three-bedroom units accounting for 83% of total units. The remaining 17% comprise four- and five-bedroom units with private lifts, located on higher floors between Levels 44 and 61.

Next door to Zyon Grand is Promenade Peak, a 596-unit high-end residential project launched in August. It is currently over 57% sold at an average price of $3,020 psf.

Nearby, River Green at River Valley Green, launched around the same time, has achieved an 89% sales rate for its 524 units, at an average price of $3,133 psf.

With these strong showings in the River Valley–Havelock precinct, Zyon Grand’s launch this weekend will be a key test of buyer demand and price resilience in this prime neighbourhood.

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