Location: 6C & 6D Tanjong Rhu Road, District 15 — 3 minutes’ walk to Katong Park MRT (Thomson-East Coast Line).
Tenure: Freehold (Estate in Fee Simple) — the rarer of the two city-fringe tenures on offer in 2026.
Scale: 107 exclusive units across a boutique 20-storey tower with two landscape decks and a sky pool.
Developer: ZACD LV Development Pte Ltd (Licence C1455); main contractor Welltech Construction Pte Ltd.
Timeline: Expected vacant possession 31 December 2028; legal completion 31 December 2031.
Why it matters: Freehold, within 2 MRT stops of Gardens by the Bay and 4 of Marina Bay — a Kallang Alive beneficiary with boutique 107-unit scarcity value.
Project at a Glance — LovelyHomes editorial infographic, 22 April 2026.
Why Arina East Residences
Arina East Residences is the kind of development that rarely comes to market: a freehold condominium in District 15, three minutes on foot from an MRT station on the new Thomson-East Coast Line, and just 107 units across a slim 20-storey tower. In a year when most city-fringe launches are 99-year leasehold and scaled to 500+ units for GLS economics, the combination of tenure, boutique scale and TEL connectivity makes it an outlier.
The development sits on Lot 04222W (Kallang Planning Area) at 6C and 6D Tanjong Rhu Road — a narrow strip of freehold land bordered by the Geylang River corridor, Kallang Basin and the established Meyer-Mountbatten enclave. For buyers who want the east-coast lifestyle without committing to a remote OCR project, Arina East is the shortest practical commute into the CBD that freehold tenure and District 15 addressing can buy in 2026.
Boutique freehold, full-condo facilities
The scheme dedicates roughly 71% of gross floor area to common facilities — a ratio typically found only in 200-unit-plus developments. That is the architectural trick that gives a 107-unit project two landscape decks (2nd storey and 20th storey), a sky pool, a communal sky terrace, an aqua gym and a full-fledged club house without feeling cramped. The building uses cast-in-situ construction rather than PPVC, allowing the architects (Ong & Ong) more freedom on the floor plate and a slightly more tailored finish.
District 15 at a Thomson-East Coast Line address
The TEL extension transformed what “city fringe” means in 2026. Before the line, Tanjong Rhu was a characterful but awkward pocket — close enough to Marina Bay to see it, too far from any MRT to commute comfortably. Katong Park MRT closed that gap. From Arina East, a resident can reach Gardens by the Bay station in two stops and Marina Bay station in four. By road it is a 10-minute drive to the CBD and a 15-minute drive to Changi Airport.
Project At-a-Glance
Arina East Residences — Snapshot
Source: Developer factsheet 6 March 2024 · District 15 Tanjong Rhu
Developer
ZACD LV Development Pte Ltd (Licence C1455)
Address
6C & 6D Tanjong Rhu Road, Singapore
District
15 (Kallang Planning Area)
Tenure
Freehold (Estate in Fee Simple)
Site area
4,367.6 sqm / 47,013 sqft
Total units
107
Carpark lots
86 (including 2 accessible lots)
Architect
Ong & Ong Pte Ltd
Main contractor
Welltech Construction Pte Ltd
Construction method
Cast-in-situ (CIS)
Expected VP
31 December 2028
Expected legal completion
31 December 2031
Unit Mix and Sizes
The 107-unit mix tilts deliberately towards two- and three-bedroom layouts, reflecting the profile of a Tanjong Rhu freehold: a mix of right-sizing owner-occupiers, CBD professionals, and long-hold investors who want livable floor areas. Only 17 one-bedroom units exist — boutique scale means the one-bed supply is small enough to retain scarcity in secondary trading.
Arina East Residences — Unit Mix
Bedroom Type
Unit Type
Area (sqm / sqft)
Units
1 Bedroom
A1
46 / 495
17
2 Bedroom Deluxe
B1, B1(p), B1a
63 / 678
17
2 Bedroom Deluxe
B2, B2(p), B2a, B2b
74 / 797
18
2 Bedroom Premium
B3
80 / 861
8
3 Bedroom Deluxe
C1, C1(p), C1a
90 / 969
9
3 Bedroom Premium
C2, C2(p), C2a
101 / 1,087
17
3 Bedroom Premium
C3
111 / 1,195
1
3 Bedroom Premium (Private Lift)
C4, C4(p)
115 / 1,238
5
4 Bedroom Premium
D1
123 / 1,324
1
4 Bedroom Premium (Private Lift)
D2, D2a
129 / 1,389
12
4 Bedroom Premium (Private Lift)
D2b
150 / 1,615
1
4 Bedroom Premium + Study
DS
156 / 1,679
1
TOTAL
107
Maintenance Fees and Share Values
Estimated maintenance fees (at S$76 per share) run from approximately S$380 per month for the 5-share one-bedroom layout to S$532 per month for the 7-share three- and four-bedroom premium units. For a boutique freehold with resort-style facilities across two landscape decks, those quantums are reasonable — mid-range compared with comparable CCR and RCR freehold boutiques where monthly contributions routinely exceed S$600 for three-bedroom units.
Location and Connectivity
Connectivity is the single biggest change between Tanjong Rhu five years ago and Tanjong Rhu today. The Thomson-East Coast Line opened Katong Park MRT station in 2024, placing Arina East Residences three minutes on foot from the platform. From there, residents are:
2 MRT stops to Gardens by the Bay station (TEL) — under 8 minutes door to platform.
4 MRT stops to Marina Bay station (TEL) — integrated transfer to the NSL and CCL.
3 stops to Tanjong Rhu and Mountbatten stations (CCL) — access to the entire ring line without a transfer at Marina Bay.
10 minutes by car to Raffles Place / the CBD via ECP and Nicoll Highway.
15 minutes by car to Changi Airport.
Beyond the MRT, the development sits within the Kallang Alive master plan zone — a long-term transformation of the Kallang Basin into a sports, lifestyle and waterfront-living district. Arina East Residences is positioned to benefit from capital uplift tied to the master plan’s multi-year delivery.
Schools Nearby
District 15 has one of Singapore’s densest clusters of established schools. From Arina East Residences, within a 1 km radius are:
Dunman High School (a premier IP school)
EtonHouse International Pre-School
Within 1–2 km:
Canadian International School
Chatsworth International School
Kong Hwa School
Geylang Methodist School (Primary)
Tanjong Katong Primary School
Chung Cheng High School (Main)
Tanjong Katong Girls’ School
Tanjong Katong Secondary School
Lifestyle and Amenities
Tanjong Rhu trades on proximity to some of Singapore’s most polished lifestyle destinations. From Arina East Residences, residents can walk, cycle, or take one MRT stop to reach Kallang Wave Mall, the Singapore Sports Hub (including the Singapore Indoor Stadium and National Stadium), Singapore Swimming Club, Kallang Leisure Park, Goodman Arts Centre, Gardens by the Bay East, Marina Bay Golf Course, Parkway Parade, and East Coast Park. Hawker centre options include Jalan Batu, Old Airport Road and Kallang Estate Food Centre — the latter two among the most famous hawker enclaves in the east.
Facilities
Arina East Residences spreads facilities across three levels:
1st storey: Guardhouse, reflection pool.
2nd storey landscape deck: Main swimming pool (9.7 m × 5.7 m, 1.2 m depth), pool deck, aqua gym, jacuzzi, club house (approx. 35 sqm with 3 m ceiling height), kids’ play area, kids’ pool (7.9 m × 4.2 m, 0.5 m depth).
19th storey: Communal sky terrace and communal garden.
20th storey sky deck: Sky pool (13 m × 3.4 m), pool deck loungers, sky gym, sky BBQ pavilion.
Worked Example — Indicative Monthly Cost
Illustration: 2-bedroom deluxe (678 sqft)
Indicative price (pencilled S$2,400 psf)
S$1,627,200
25% cash + CPF down payment
S$406,800
75% loan (30-year, 3.2% p.a.)
S$1,220,400
Approx. monthly instalment
S$5,280
Estimated maintenance (6 shares)
S$456
Property tax (owner-occupier est.)
S$200
Monthly holding cost (approx.)
S$5,936
Pricing is illustrative for modelling only; confirm actual psf at launch preview. Loan payments assume fixed-rate scenario; a SORA-linked floater may be 10–30 bps cheaper in April 2026.
Developer and Consultant Team
ZACD LV Development Pte Ltd is the project vehicle (developer’s licence C1455). The team behind the development is part of the broader ZACD group — a vertically integrated real estate investment manager and developer active across Singapore and the wider Asia-Pacific region. For Arina East Residences they assembled a consultant lineup of:
Architect and landscape consultant: Ong & Ong Pte Ltd
Unit finishes aim at the premium end of city-fringe boutique launches in 2026:
Premium kitchen appliances from Miele.
Sanitary ware from Kohler.
Ultra-large format tiles (digital twinning technology; computerised production and cutting) across main living areas.
Naturally ventilated kitchens in every unit type except one-bedroom.
Smart home features with a community living overlay.
Fibre-optic ready; general waste and recycle refuse hoppers on each floor.
Why Buyers Are Watching
Freehold tenure in a TEL-connected address. Most 2026 city-fringe launches are 99-year leasehold; freehold supply on the TEL corridor is thin.
Boutique scarcity. At 107 units, resale supply in any given quarter will be very limited — a feature prized by long-hold freehold buyers.
Kallang Alive capital uplift. The master plan is one of the longer-dated transformations — construction uplift will likely span the 2026–2032 window that overlaps with the project’s VP and legal completion timeline.
Premium specs at city-fringe price. Miele, Kohler, private-lift 3-bedroom stacks and two landscape decks put the unit finish in CCR territory without paying a CCR price.
Strong school catchment. District 15 is one of the densest school clusters in the east; Dunman High’s IP feed is a generational pull.
Risks and Trade-offs
Nothing is free of trade-offs. A balanced view of Arina East Residences should note:
Boutique scale cuts both ways. 107 units means lower maintenance-fee scale economies than a 500-unit project (offset by the 71% facilities-to-GFA ratio).
Cast-in-situ construction generally means a longer build timeline than PPVC — which the 31 December 2028 VP already reflects.
Location. Tanjong Rhu is quieter than the Katong/Marine Parade core — a feature for owner-occupiers, a friction for buyers who want a mall on their doorstep.
Freehold premium in price. A freehold launch at this address typically commands a 5–12% premium over comparable 99-year stock; budget accordingly.
Frequently Asked Questions
Is Arina East Residences freehold? Yes — Estate in Fee Simple (freehold). Land lot 04222W MK 25 (Kallang Planning Area).
Where exactly is the development located? 6C and 6D Tanjong Rhu Road, District 15.
How many units and carpark lots are there? 107 residential units and 86 car-park lots (including two accessible lots). Carpark ratio is approximately 0.8 per unit — typical for a city-fringe freehold scheme that expects moderate car ownership.
Who is the developer? ZACD LV Development Pte Ltd, developer licence C1455. Solicitor is Rajah & Tann Singapore LLP.
When is vacant possession expected? Expected vacant possession 31 December 2028; expected legal completion 31 December 2031.
What construction method is used? Cast-in-situ (CIS), not PPVC. This typically allows more design flexibility on internal layouts and finishes, at the cost of a slightly longer build programme.
How far is the nearest MRT station? 3 minutes on foot to Katong Park MRT (Thomson-East Coast Line). From there: 2 stops to Gardens by the Bay and 4 stops to Marina Bay.
Are there schools within 1 km? Yes — Dunman High School and EtonHouse International Pre-School are within the 1 km catchment. Kong Hwa School, Tanjong Katong Primary, Chung Cheng High (Main) and several others sit within 1–2 km.
What is the estimated monthly maintenance fee? At S$76 per share: S$380 for a 1-bedroom (5 shares), S$456 for a 2-bedroom (6 shares), S$532 for a 3-/4-bedroom (7 shares).
What appliances and sanitary ware are provided? Miele appliances and Kohler sanitary ware. Every unit type except the one-bedroom has a naturally ventilated kitchen.
Is the development in a cooling-measure hotspot? ABSD rules apply as per the national framework (see our ABSD Singapore 2026 guide). There are no property-specific cooling measures on this site.
Summary — is Arina East Residences for you?
Arina East Residences is best suited to buyers who value freehold tenure and boutique scale over size economies, and who want to live three minutes from an MRT station without committing to a mega-development. If you are a long-hold owner-occupier or a family buyer attracted to the Dunman High catchment and TEL connectivity, this launch should be on your shortlist. If your priority is maximum yield per S$1 of purchase price or the lowest possible psf at launch, a 99-year GLS alternative elsewhere may fit better.
Source: Developer factsheet (as at 6 March 2024); URA and TEL station data as at April 2026.
Disclaimer: All information is believed accurate at the time of publication (22 April 2026) but is not a representation by the developer or LovelyHomes. Prices, timelines and specifications may change. Nothing on this page constitutes an offer or invitation to contract. Please obtain the most current sales materials from the authorised sales channel before making any decision.
10 Evelyn is a 56-unit freehold boutique condominium on Evelyn Road in Singapore’s District 11 Newton belt, a six-minute walk from Newton MRT (NS21 / DT11) and one Downtown Line stop from Orchard Road. Designed by Mok Wei Wei of W Architects and developed by Creative Investments Pte Ltd under the Amara Holdings umbrella, the project comprises four 5-storey-with-attic blocks around a central lap-pool courtyard. Unusually for a listing tagged a “new launch”, 10 Evelyn has already obtained its Temporary Occupation Permit (TOP Obtained 2022) and its Certificate of Statutory Completion. The current release is a private-treaty sale of developer-held stock, transacted on an as-is-where-is basis with immediate handover.
Quick Answer — what is 10 Evelyn?
District 11 freehold boutique condominium at 10 Evelyn Road, Singapore 309312.
56 residential units across 4 low-rise blocks (5-storey plus attic).
Already built: TOP Obtained 2022, CSC Obtained. Buyers take immediate occupation.
Architect: W Architects (Mok Wei Wei). Designed around a central lap-pool courtyard with terracotta-stained vertical gardens.
Sale type: Private Treaty. 1% OTP, 4% exercise (within 2 weeks of OTP), applicable stamp duties, 95% completion (within 8 weeks of exercise). Sold “As Is Where Is”.
Site area: 2,814.8 sqm / 30,298 sqft. Car park: 56 lots + 2 special lots.
Schools within 1 km: Anglo-Chinese School (Junior & Primary), Singapore Chinese Girls’ School, St Joseph’s Institution Junior, St Margaret’s Primary.
Project snapshot
Attribute
Detail
Address
10 Evelyn Road, Singapore 309312 (Newton Planning Area, District 11)
10 Evelyn follows the signature Mok Wei Wei approach: low-rise blocks broken up with pitched-roof gables, terracotta-stained vertical gardens on all four residential volumes, and a central courtyard animated by a 20-metre lap pool. Mok describes the brief in his own words: “We crafted 10 Evelyn as a unique boutique development with a village-like scale and ambience.” The elevational strategy deliberately reads as residential (not institutional), which fits the surrounding Newton landscape of low-rise strata blocks and older walk-up apartments.
Communal facilities are concentrated rather than sprawling: a gymnasium, the 20m lap pool, pool deck with sun-loungers, landscape courtyard with a lawn, and a side gate opening onto Newton Road for walk-out access.
Location — prime Newton at a 7-minute MRT walk
Evelyn Road is one of the quiet residential roads that branch off Newton Road, tucked between the Newton interchange (MRT NS21 / DT11) to the east and the Singapore Botanic Gardens belt to the west. From 10 Evelyn, the project brief confirms a 7-minute walk to Newton MRT, a 9-minute walk to Newton Food Centre, a 10-minute walk to United Square Shopping Mall and 15 minutes’ walk to Anglo-Chinese School (Primary). By car, Mount Elizabeth Novena is 3 minutes, Anglo-Chinese School (Junior) is 5 minutes, ION Orchard is 7 minutes and Singapore Botanic Gardens is 10 minutes.
Destination
Mode
Time
Newton MRT (NS21 / DT11)
Walk
7 min
Newton Food Centre
Walk
9 min
United Square Shopping Mall
Walk
10 min
Anglo-Chinese School (Primary)
Walk
15 min
Mount Elizabeth Novena Hospital
Drive
3 min
ION Orchard / Orchard MRT
Drive / 1 MRT stop
7 min drive
Singapore Botanic Gardens
Drive
10 min
For schools: Anglo-Chinese School (Primary), Anglo-Chinese School (Junior), Singapore Chinese Girls’ Primary, St Joseph’s Institution Junior and St Margaret’s Primary are listed within the catchment. Secondary-tier options include Anglo-Chinese School (Barker Road), Raffles Girls’ School, St Joseph’s Institution and SJI International. Tertiary-level neighbours include LASALLE College of the Arts and the MOE Language Centre.
Sales mechanism — private treaty with immediate keys
Because 10 Evelyn has already obtained TOP and CSC, the sales process differs from a typical off-plan new launch. Developer units transact via Private Treaty on an “As Is Where Is” basis, meaning buyers take delivery of the unit in the condition it stands at the point of sale. The payment schedule is compressed relative to progressive-payment off-plan purchases:
Payment schedule at a glance:
Booking / OTP: 1% Option Fee.
Exercise: further 4% (within 2 weeks of OTP) — payable to Creative Investments Pte Ltd.
Stamp duties: Buyer’s Stamp Duty + ABSD (if any) payable within 14 days of OTP exercise.
Completion: balance 95% due within 8 weeks of exercise — typical mortgage financing drawdown applies.
Booking payee is Creative Investments Pte Ltd; bank transfer details are provided in the sales kit. Buyers should always verify the Option to Purchase template, the Sale & Purchase Agreement and the Title Deed through their own conveyancing solicitor before paying any exercise fee.
Worked example — BSD, ABSD and cash-at-exercise
Illustration: S$3.5 million purchase, Singapore Citizen first property
1% OTP = S$35,000 (paid at option).
4% Exercise = S$140,000 (paid within 2 weeks).
Buyer’s Stamp Duty (BSD) on S$3.5m = S$144,600. (1% on first S$180k + 2% next S$180k + 3% next S$640k + 4% next S$500k + 5% next S$1.5m + 6% on the S$500k above S$3m.)
ABSD (Singapore Citizen, first residential) = 0%.
Indicative 75% LTV mortgage = up to S$2.625m. Minimum 5% cash (S$175,000) is already covered by the 5% option + exercise, leaving the remaining 20% (S$700,000) to be funded from cash and/or CPF OA.
Minimum cash outlay by completion = ~S$319,600 cash (option 1% + exercise 4% + BSD) plus any CPF or cash component to top up the 25% downpayment if CPF OA is insufficient.
For Permanent Residents first property, add 5% ABSD = S$175,000. For Foreign Buyers, add 60% ABSD = S$2.1m. Always stress-test against the 55% Total Debt Servicing Ratio.
Who it suits
Owner-occupier families who need to move in immediately — school starts, expatriate assignments, lease expiries — and cannot wait for an off-plan project’s 3-4 year construction window.
Upgraders from HDB prioritising walking-distance MRT access and an ACS / SCGS 1 km catchment.
Freehold-income investors who want rent-ready stock to begin yielding from month one, with no progressive-payment interest drag.
Downsizers looking for a low-rise boutique community rather than a high-density tower.
Developer track record — Creative Investments Pte Ltd (Amara Holdings)
Creative Investments Pte Ltd is the project vehicle for 10 Evelyn under the Amara Holdings group. Amara Holdings is an SGX-listed hospitality and real-estate operator (stock code A34) with a residential pipeline that extends beyond its Amara-branded hotel portfolio at Tanjong Pagar and Tanjong Beach. The group’s residential development strategy has typically targeted freehold boutique formats in the Core Central Region, with 10 Evelyn sitting in that same strategic lane.
Key takeaway. 10 Evelyn’s unusual angle is not its design, although Mok Wei Wei’s boutique elevational vocabulary is a genuine draw — it is the combination of a completed freehold District 11 address with a private-treaty payment mechanism. Buyers who would normally queue for an off-plan CCR launch are effectively skipping the construction-risk window and inheriting a commissioned building. Trade-offs: smaller total pool of remaining units, less price discovery (no public launch day), and the immediate 95%-at-completion cashflow profile rather than 3-4 years of progressive payment.
Frequently asked questions
Is 10 Evelyn freehold?
Yes, 10 Evelyn sits on freehold land at 10 Evelyn Road, Singapore 309312, within the Newton Planning Area (District 11).
Has the building received TOP and CSC?
Per the developer’s information sheet: TOP Obtained 2022 and CSC Obtained. Buyers therefore take delivery of a fully completed building, not an off-plan unit.
How many units are there?
56 residential apartments across four 5-storey-with-attic blocks, plus 56 carpark bays and 2 special lots.
Who designed 10 Evelyn?
Mok Wei Wei of W Architects. The firm is Singapore-based and well regarded for tropical-modern residential work at boutique scale.
What is the sale mechanism?
Private Treaty sale of developer-held units on an “As Is Where Is” basis. Payment structure: 1% Option Fee, 4% Exercise within 2 weeks of OTP, stamp duties payable, 95% completion within 8 weeks of exercise.
What schools are within 1 km?
Anglo-Chinese School (Junior & Primary), Singapore Chinese Girls’ School, St Joseph’s Institution Junior and St Margaret’s Primary are listed in the catchment. Anglo-Chinese School (Barker Road), Raffles Girls’ School and St Joseph’s Institution are within the secondary-tier distance band.
Is Newton MRT walkable?
Yes — approximately a 7-minute walk. Newton is an interchange between the North-South Line (NS21) and the Downtown Line (DT11), and is one MRT stop from Orchard.
What ABSD applies to a Permanent Resident buyer?
5% ABSD applies to a Permanent Resident purchasing a first residential property (on top of Buyer’s Stamp Duty). See the worked example above for a S$3.5 million illustration, and our ABSD Singapore Complete Guide 2026 for the full rate table.
Does the “As Is Where Is” basis mean no defects liability?
Buyers should read the Sale & Purchase Agreement carefully, as developers typically still carry a defects liability period (DLP) under the Housing Developers (Control and Licensing) Act for a completed project. The “As Is Where Is” clause in a private-treaty sale typically speaks to the condition of the unit at point of sale (fit-out, finishes, existing wear) rather than structural defects. Obtain a legal review before exercising.
Is financing available the same way as off-plan?
Because the unit already has TOP, banks will typically require a full loan drawdown at completion (95% of price within 8 weeks of exercise), rather than staged progressive payments. Buyers should pre-approve their In-Principle Approval (IPA) before signing the OTP.
Is 10 Evelyn the same as 10 Evelyn Road Condominium?
Yes — the common naming on URA caveats and in the sales kit is “10 Evelyn”, developed by Creative Investments Pte Ltd and architected by W Architects.
Urban Redevelopment Authority (URA) — Master Plan 2019 Newton Planning Area.
Building & Construction Authority (BCA) — Temporary Occupation Permit and Certificate of Statutory Completion records.
Inland Revenue Authority of Singapore (IRAS) — Buyer’s Stamp Duty and Additional Buyer’s Stamp Duty rate tables.
Monetary Authority of Singapore (MAS) — Total Debt Servicing Ratio framework (MAS Notice 645).
Controller of Housing — developer licensing and project registration records.
Disclaimer: This editorial summary of 10 Evelyn is compiled from the developer’s sales kit and publicly available regulatory records as at the date of publication. Statements, specifications and plans are believed to be correct but are not to be regarded as statements or representations of fact. Information is current at the time of publication and is subject to change. Floor areas are approximate measurements and subject to final survey. Renderings are artists’ impressions only and do not necessarily represent as-built standard specifications. Prospective purchasers should refer to the official Option to Purchase, Sale & Purchase Agreement and approved plans before making any purchase decision, and should obtain independent legal, financial and tax advice. Nothing in this article constitutes an offer for sale or an invitation to treat.
21 Anderson is an ultra-boutique freehold new launch on Anderson Road in the heart of District 10’s Tanglin belt, roughly 500 metres from Stevens MRT and a five-minute drive to Orchard Road. Developed by the Kheng Leong Group through its Anderson International Properties and Raffles Legend Properties vehicles, the project delivers only 19 large-format residences in a single 10-storey block — one of the rarest unit counts in the current Core Central Region (CCR) pipeline. The design brief brings together three internationally recognised masters: Ernesto Bedmar as design architect, Shunmyo Masuno for landscape, and Studio Liaigre (Frauke Meyer) for interiors.
Quick Answer — what is 21 Anderson?
District 10 freehold condominium redevelopment at 21 Anderson Road (Tanglin Planning Area).
19 residences only — 2 x 2BR with private enclosed space, 14 x 4BR, 2 x 5BR penthouses plus 1 additional unit type across the 10-storey block.
The 19-unit count deliberately skews large. Level 1 is given over to two 2-bedroom apartments with private enclosed spaces (PES) for ground-level outdoor living; Levels 2 through 8 stack two 4-bedroom apartments per floor at 417 sqm each; Levels 9-10 are devoted to a pair of 5-bedroom penthouses spanning almost 1,000 sqm. By volume, roughly three-quarters of the saleable area is 4-bed stock.
Level
Unit type
Internal area
Qty
L9-L10 (duplex)
5-bedroom penthouse
971 sqm / 10,452 sqft
2
L2-L8 (typical)
4-bedroom apartment
417 sqm / 4,489 sqft
14
L1
2-bedroom with PES
297 sqm / 3,197 sqft
2 (+1 specialty)
For context, Singapore’s Ministry of National Development imposes a minimum unit size of 85 sqm in the CCR for non-landed private residential, so a 417 sqm 4-bed is roughly 5x the floor of a typical CCR entry unit and puts 21 Anderson comfortably in the ultra-luxury format bracket. Purchasers at this tier are generally single-household end-users (primary or second home) rather than investors chasing per-square-foot yield.
Location — Tanglin’s residential heart
Anderson Road sits just inside the Tanglin Planning Area (District 10), hemmed in by Bukit Timah Road to the north, Stevens Road to the west and Orchard Road to the south. This is one of Singapore’s most stable residential enclaves: freehold Good-Class Bungalow belts, established condominium stock, two thriving MRT interchange clusters (Newton and Orchard) and the Botanic Gardens UNESCO site all within a 1.5-km radius.
Amenity
Walking distance
Why it matters
Stevens MRT (DT10/TE11)
~500 m / 6 min
Downtown Line + Thomson-East Coast Line interchange
Orchard MRT / Orchard Road shopping belt
3-4 min drive
ION, Ngee Ann City, Paragon, Wheelock Place
Anglo-Chinese School (Primary, Junior, Barker Road)
within 1 km
Priority admission zone for P1 Phase 2C
Singapore Chinese Girls’ School
within 1 km
MOE primary, within home-based allocation radius
Singapore Botanic Gardens (UNESCO)
~1.2 km
Daily running loops, Jacob Ballas Children’s Garden
Dempsey Hill / Holland Village
5-8 min drive
F&B, lifestyle, fine dining
Expressway access is equally strong: Central Expressway (CTE) and Pan-Island Expressway (PIE) both sit inside a five-minute drive, and the Orchard / Scotts / Paterson triangle is effectively a back-road commute. For international-schools access, United World College Dover and SJI International (Thomson) are both reachable in under 15 minutes off-peak.
Three masters — architecture, landscape and interior
The most distinctive editorial angle at 21 Anderson is its collaboration among three globally recognised creative practices:
Ernesto Bedmar (Design Architect) — the Singapore-based Argentine-Italian architect leads Bedmar & Shi (now Ernesto Bedmar Architects), a practice established in 2015 specialising in tropical-modern residential work. Prior portfolio includes 72 Grange, GCBs on Chancery Lane, Gallop House and Nassim Road residences.
Shunmyo Masuno (Landscape Architect) — an 18th-generation Zen Buddhist priest and founder of Japan Landscape Consultants (1982), Masuno is globally renowned for gardens rooted in Zen ascetic tradition. Locally, he has shaped the landscapes at The Nassim and Nassim Park Residences. At 21 Anderson, the Japanese-inspired landscape is stated to use stones imported from Japan.
Frauke Meyer / Studio Liaigre (Interior Designer) — Studio Liaigre is a French design house with over 40 years in furniture and interiors, known for restrained French classicism rooted in 18th-century cabinet-making. Local portfolio includes Nassim Park Residences; international credits include Hotel Costes in Paris.
Interior signatures confirmed by the developer brief:
Designer feature screen in the dining area.
Tailored fabric louvre screens designed specifically for the bedrooms.
Bar counter with stone-clad feature wall.
Library shelves designed by Studio Liaigre.
Fully equipped kitchen with top-tier branded appliances (Gaggenau).
Developer track record — Kheng Leong Group
Kheng Leong Company was incorporated in 1949 and began life as an international commodity and spice trading house before pivoting into property and investment through the mid-20th century. Its property portfolio now spans Shanghai, Hong Kong, Sydney, London and Los Angeles in addition to its Singapore base. Recent and notable Singapore deliveries under the group or its associates include 15 Holland Hill, Nassim Park Residences, 18 Nassim Hill (The Nassim cluster) and 32 Gilstead.
The 21 Anderson development uses two project vehicles (Anderson International Properties Pte Ltd and Raffles Legend Properties Pte Ltd) under Developer Licence C1492. P&T Consultants acts as project architect and structural engineer; Bescon Consulting Engineers is M&E consultant; Index Design is project interior designer; Three Sixty Consultants is the quantity surveyor.
Worked example — typical buyer budget for a 417 sqm 4-bedroom
Indicative quantum: S$18-22 million for a 4-bedroom unit at District 10 freehold psf (actual pricing is subject to developer release; the figures below are an illustrative walk-through, not a quote).
Assume S$20 million for illustration.
Buyer’s Stamp Duty (BSD): on S$20m — 1% on first S$180k, 2% next S$180k, 3% next S$640k, 4% next S$500k, 5% next S$1.5m, and 6% on the remaining S$17m — approximately S$1,154,600.
Additional Buyer’s Stamp Duty (ABSD) for Singapore Citizen first residential property: 0% — S$0.
Loan assumption: maximum LTV 75% on first mortgage = up to S$15m. Minimum cash component for BSD + 5% cash downpayment (S$1m) = ~S$2.15m cash outlay at OTP + 5% exercise.
For a Foreign Buyer (non-PR), ABSD adds 60% — an extra S$12m, reshaping the economics. For Permanent Residents (first residential), ABSD is 5% = S$1m.
Always stress-test the transaction under the current Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income, and account for progressive payment cashflow if purchasing off-plan.
Who it suits
Single-household end-users seeking a genuinely large freehold family home in prime District 10 with direct MRT proximity.
Multi-generational buyers — the 4-bedroom footprints at 4,489 sqft comfortably accommodate three-generation households and live-in help.
Foreign buyers who meet ABSD eligibility (citizens of certain Free Trade Agreement jurisdictions are treated as Singapore Citizens for ABSD purposes) and prioritise freehold title on prime Tanglin ground.
Investors seeking capital-preservation at the top of the market: the 19-unit supply cap and the creative pedigree of the three masters reinforce long-term scarcity value over immediate rental yield.
Key takeaway. 21 Anderson is not a mass-market launch. It is a 19-unit freehold District 10 project that pairs Kheng Leong Group’s long custodial track record with a designer line-up (Bedmar, Masuno, Liaigre) that is unusually deep even for the CCR. The trade-off is supply scarcity: once the 19 units are placed, there is no Phase 2. Serious buyers should start the ABSD, LTV and TDSR sequencing early and be prepared to transact on floorplans.
Frequently asked questions
Is 21 Anderson freehold or leasehold?
Freehold. The site comprises Lots 01519T and 01851T on Mukim TS 25 and the Building Plan references (A1805-00002-2022-BP01 / BP02 / BP03) cover an addition & alteration of the existing condominium development within the Tanglin Planning Area.
How many units are there in total?
Per the project brief: one 10-storey residential block containing a mix of 2-, 4- and 5-bedroom units. The Summary of Unit Types discloses 19 residences (two 2-bedroom PES at Level 1, fourteen 4-bedroom apartments across Levels 2-8, and two 5-bedroom penthouses at Levels 9-10).
What is the expected TOP and legal completion date?
Estimated TOP is 4Q 2025. Expected Date of Vacant Possession is 30 June 2027. Expected Legal Completion Date is 30 June 2030. Purchasers should refer to the Sale & Purchase Agreement for the binding dates.
What size is a typical 4-bedroom unit?
417 sqm / 4,489 sqft. This sits well above the typical CCR 4-bed stock (1,700-2,400 sqft) and would be classified as an ultra-luxury format in the 2026 market.
Which schools are within a 1 km radius?
Anglo-Chinese School (Primary, Junior and Barker Road Secondary sections) and Singapore Chinese Girls’ Primary are both within 1 km, making 21 Anderson eligible for P1 Phase 2C priority admission — a material consideration for local families.
How accessible is public transport?
Stevens MRT (Downtown Line DT10 + Thomson-East Coast Line TE11 interchange) is roughly a 5-6 minute walk. Newton MRT (NS21/DT11) and Orchard MRT (NS22/TE14) are both within a 10-minute drive.
What is the car park ratio?
51 carpark lots (inclusive of 2 EV fast-charging lots), 4 strata carpark lots and 2 accessible lots — approximately 2.7 bays per unit including specials, which is generous for a CCR development.
What ABSD rates apply for foreign buyers?
Under the current ABSD regime (effective 27 April 2023), foreign buyers (non-Permanent Residents) pay 60% ABSD on the higher of purchase price or market value, on top of Buyer’s Stamp Duty. Singapore Permanent Residents pay 5% ABSD on a first residential property; Singapore Citizens pay 0% on their first. See our ABSD Singapore Complete Guide 2026 for worked examples.
Who designed the interiors?
Studio Liaigre, led by Frauke Meyer, is the interior designer. The firm was founded in Paris and is known for restrained contemporary French classicism; it previously worked on Nassim Park Residences for the Kheng Leong Group.
Is 21 Anderson a new build or a redevelopment?
The BCA description records it as an “addition & alteration of the existing condominium development” on the site, resulting in a 10-storey residential flat block with basement carparks, swimming pool and communal facilities. In practical terms it is a rebuild of a predecessor development.
Is this a good investment for rental yield?
Ultra-large-format CCR freehold stock is generally bought by owner-occupiers rather than yield-hunting investors. Gross yields at this size class typically come in below the 3-3.5% range seen in smaller CCR stock. For rental-yield comparisons, see our Singapore Rental Yield Guide 2026.
Disclaimer: This editorial summary of 21 Anderson is compiled from the developer’s project brief and publicly available regulatory filings as at the date of publication. All statements, specifications and plans are believed to be correct but are not to be regarded as statements or representations of fact. Information is current at the time of publication and is subject to change. Floor areas are approximate measurements and are subject to final survey. Renderings are artists’ impressions only. Prospective purchasers should refer to the official Sale & Purchase Agreement, fact sheet and approved plans before making any purchase decision, and should obtain independent legal, financial and tax advice. Nothing in this article constitutes an offer for sale or an invitation to treat.
Quick Answer — Union Square Residences in 30 seconds
Where: Intersection of Havelock Road and Merchant Road, District 1 — historic former Central Square site at the gateway of the CBD.
Who: City Developments Limited (CDL).
What: A mega mixed-use project — 366 residential units (40 storeys) + 134-room co-living (hotel-licensed) + 20-storey Grade-A office + 65 retail / dining outlets.
Delivered under: URA’s Strategic Development Incentive Scheme, which rewards coherent mixed-use urban regeneration in high-potential central locations.
Tenure: 99-year leasehold. Target preview and launch through 2026.
The Central Square reboot
Union Square Residences is the residential volume inside Union Square, a CDL-led mixed-use development reshaping the intersection of Havelock Road and Merchant Road at the doorstep of the Singapore River. The site was formerly home to Central Square, a 1990s-era podium-and-tower complex that CDL acquired and pushed through URA’s Strategic Development Incentive (SDI) scheme — a policy channel launched in 2019 that allows developers to materially intensify and re-plan underused centre-city plots in exchange for a coherent urban-design outcome.
The scheme’s output is atypical: a 40-storey residential tower sits above a 20-storey Grade-A office, a newly-built 3-storey co-living block, retained heritage shophouses re-purposed as additional co-living inventory, and a 65-tenant retail and F&B layer focused on the Central Plaza and Grand Stand placemaking areas. Residents share the ground-plane amenity with office tenants and visitors, generating the dense, walkable city-centre energy CDL has engineered before at South Beach and Canninghill Piers.
Project snapshot
Attribute
Detail
Development
Union Square (overall) / Union Square Residences (residential component)
District
District 1 — Raffles Place, Marina, Cecil
Developer
City Developments Limited (CDL)
Tenure
99-year leasehold
Residential
366 units in a 40-storey tower (~150 m tall)
Office
Union Square Central — 20-storey Grade-A with 1st-storey retail & rooftop restaurant
Co-living
134 rooms across new-build 3-storey + conservation shophouses (hotel-licensed)
Retail
65 retail / F&B outlets
Concept architect
AEDAS
Residential architect
ADDP Architects
Landscape
COEN Design International
Location — the historic gateway
The site anchors the Havelock Road / Merchant Road / Eu Tong Sen Street triangle, one of the oldest cross-roads in the CBD. Directly opposite are Clarke Quay and the future Canninghill Square retail level. Fort Canning Park is a north-side walking trail; Pearl’s Hill City Park is across the Eu Tong Sen Street overpass; and the Singapore River park-connector takes residents to Raffles Place in under 15 minutes on foot.
Two MRT lines service the site within a five-minute walk: Clarke Quay (NE5) on the North-East Line and Chinatown (NE4 / DT19) on the Downtown Line interchange. That puts Raffles Place two stops away, Orchard three stops (via DT/NS interchange), and Changi Airport on a single-transfer commute via the North-East Line to Dhoby Ghaut.
Amenity
Distance
Clarke Quay MRT (NE5)
~450 m / 5 min walk
Chinatown MRT (NE4 / DT19)
~400 m
Robertson Quay
~500 m
Boat Quay / Raffles Place CBD
~1 km / 2 MRT stops
Fort Canning Park
~650 m
Marina Bay / Marina Bay Sands
~2 km / 3 stops
National Gallery / Civic District museums
~1.2 km
Changi Airport
~20 km / 20 min drive (ECP)
Design — AEDAS’s U-shaped tower
Concept architect AEDAS has delivered a U-shaped residential plan that is genuinely unprecedented for a Singapore CBD tower. The form maximises north-facing Fort Canning views and south-facing river views simultaneously, while creating an internal sky-garden courtyard sheltered from the Havelock Road traffic corridor. At ~150 metres the residences sit alongside the tallest buildings on the Singapore River’s stretch and enjoy protected view corridors towards Marina Bay.
The residential lobby connects down through private-residential lifts to the retail podium, but residents do not share lobbies with office tenants — a key mixed-use detail that CDL standardised after South Beach Residences feedback. The 134-room co-living block, hotel-licensed, functions as flexible short-stay inventory for corporate relocation and serviced-apartment demand without occupying residential quota.
Worked example — a mid-floor 2-Bedroom at ~700 sqft
Assuming an indicative launch PSF of S$3,300 (in line with D1 mixed-use comparables), absolute quantum is roughly S$2,310,000. For a Singapore-Citizen first-property buyer:
BSD: S$75,720
ABSD: Nil (SC first property)
25% downpayment: S$577,500 (5% cash minimum)
75% loan at 3.5% p.a. over 30 years: monthly ≈ S$7,781
District 1 has historically carried the lowest condominium stock of any prime district in Singapore — fewer than 5,500 units across both new and upcoming inventory as of late 2025, versus well over 20,000 in District 15 and over 12,000 in District 9. That structural scarcity is the basis of the Union Square Residences pitch: 366 new units are a large addition relative to existing D1 supply, but still small relative to the rental demand generated by the adjacent Grade-A office density at One Raffles Place, OUE Downtown, Robinson 77 and UIC Building.
Growth rates in the precinct have been meaningful. Between 2010 and 2024, private-residential price growth on transacted caveats was materially above the URA PPI average for the Singapore River micro-market, and the River Valley cluster ran a similar double-digit cumulative outperformance. Most of that growth was led by freehold stock — Union Square Residences is the first leasehold project to compete for this buyer pool at scale.
Developer track record
CDL’s recent D1 / fringe-D1 portfolio is directly relevant: Canninghill Piers (99.63% sold), South Beach Residences (integrated mixed-use with hotel), Newport Residences (launched January 2026). Further back, Irwell Hill Residences (100% sold) and The Myst set the benchmark for post-COVID launch cadence. Union Square’s retail podium also draws on CDL’s retail-asset management expertise at Republic Plaza, City Square Mall and Palais Renaissance.
Key takeaway
Union Square Residences is not a “view condo” or a “school catchment” play — it is a central-plaza, walk-to-CBD mixed-use play. The investor thesis rests on rentability to finance, tech and professional-services tenants who value Clarke Quay / Chinatown / Raffles Place walkability. The owner-occupier thesis is for buyers who already live or work in D1 / D2 and refuse to commute. Price discipline will matter: too close to Canninghill Piers resale and first-weekend take-up slows; too far below and the release schedule will accelerate.
Who Union Square Residences suits
CBD professionals and senior executives who want a same-building walk-to-office commute. The 1-Bedroom and 2-Bedroom formats with Singapore River or Fort Canning views carry the highest rentability.
Corporate relocation buyers — regional HQ postings, family offices, private-bank clients — who value the integrated co-living, hotel and retail offer. CDL’s South Beach experience translates well here.
Yield-focused investors with D1 mandate who want leasehold to compare against freehold D1 stock at a lower quantum per square foot.
Frequently asked questions
Who is developing Union Square Residences? City Developments Limited (CDL), through a wholly-owned project company.
How many units? 366 residential units in the 40-storey tower, plus 134 co-living rooms in a separate hotel-licensed block.
What is the tenure? 99-year leasehold.
What was on the site before? Central Square — a 1990s podium-and-tower complex that CDL redeveloped under URA’s Strategic Development Incentive Scheme.
How close is the nearest MRT? Clarke Quay MRT (NE5) is ~450 m away; Chinatown MRT (NE4 / DT19 interchange) is ~400 m.
What mix of uses is on the site? Residential (366 units, 40-storey), Grade-A office (Union Square Central, 20-storey), co-living (134 rooms), retail & F&B (65 outlets), plus a Central Plaza and Grand Stand for public events.
Is there a hotel? The co-living block is hotel-licensed, providing flexible short-stay and serviced inventory.
Are the residences directly above the office? No — the residential tower and the office tower are separate volumes, with dedicated residential lifts and a separate residential lobby.
What are the nearest primary schools? River Valley Primary (~1.8 km), Cantonment Primary (~1.5 km), Gan Eng Seng Primary (~2 km).
Why is it called Union Square? The name signals its uniting role — between old Chinatown and new CBD, between Clarke Quay and the Civic District, and between residential, work, retail and hospitality uses on one site.
Disclaimer: Information here is compiled from the developer’s publicly available main brochure and sales kit together with authoritative government data as at publication. Unit sizes, counts, pricing, and completion timelines are subject to change without prior notice. Buyers should verify all data directly with the developer and obtain independent legal, tax and financial advice before committing. LovelyHomes is an independent editorial publication, not a real-estate agency.
Where: 11 River Valley Green, Singapore 239637 — District 9 (CCR), 38-metre sheltered walk to Great World MRT (TE15).
Who: Winchamp Investment Pte Ltd, a wholly-owned subsidiary of Wing Tai Holdings.
What: A single 36-storey tower with a rooftop garden, 524 units, 15 stacks, 6 lifts per floor, 48 facilities.
Unit mix: 1-Bedroom (420 sqft) through 4-Bedroom (980 sqft). No shoebox under 420 sqft.
Tenure: 99-year leasehold. Expected completion around 30 June 2030.
Why River Green is different
River Green is the first new residential launch in River Valley to sit directly on top of a Mass Rapid Transit interchange-equivalent — Great World MRT on the Thomson-East Coast Line — since The Avenir and Irwell Hill Residences re-opened District 9 in 2021. Where those two projects leaned freehold and luxury-tower, River Green is a leasehold stack that treats MRT integration and lifestyle amenity as the primary pitch, with pricing calibrated below the psf band of Orchard Boulevard freeholds.
The address works because of three numbers: 524, 420, and 38. There are only 524 units — a full 300 fewer than Pinetree Hill and about half the inventory of Grand Dunman, so supply absorption should be manageable. The entry 1-Bedroom lands at 420 sqft — compact for a D9 tower, keeping absolute quantum under S$1.5m even at launch PSF. And 38 metres is the sheltered walk from the residential block’s side gate to Great World MRT exit 4 — practically a through-door commute to Orchard (one stop) and Marina Bay (six stops).
Project snapshot
Attribute
Detail
Project name
River Green
Address
11 River Valley Green, Singapore 239637
District
District 9 — Orchard / River Valley (CCR)
Developer
Winchamp Investment Pte Ltd (Wing Tai Holdings)
Tenure
99-year leasehold
Site area
~100,032 sqft, plot ratio 3.5
Building
1 tower × 36 storeys with rooftop garden
Total units
524
Stacks / lifts
15 stacks · 6 lifts per floor
Architect
P&T Architects
Landscape architect
STX Landscape Architects
Lighting design
L’Observatoire International
Interior design
Index Design
Expected TOP
~30 June 2030
Unit mix & sizing
The stack is visibly tilted toward two-bedroom formats — 280 of 524 units, or 53% of inventory. This is rational for D9 demand: empty-nester right-sizers and single-MRT-stop-to-Orchard professionals both prefer a 2BR Premium over a compact 3BR.
Unit type
Est. size (sqft)
Units
1-Bedroom
420
70
1-Bedroom + Study
452
35
2-Bedroom
527
105
2-Bedroom Premium
603
140
2-Bedroom + Study
657
35
3-Bedroom
786–883
104
4-Bedroom
980
35
Total
524
Location & connectivity
River Green occupies the Leonie Hill / River Valley stretch that benefited most from the Thomson-East Coast Line’s stage 3 opening. The sheltered walkway from the residential block’s side gate to Great World MRT exit 4 is 38 metres. From there, Orchard (TE14) is one stop, Orchard Boulevard (TE13) is two stops, and Marina Bay (TE20) is six. Great World MRT exit 5 delivers you into Great World mall via a link-way, which means access to Cold Storage, FairPrice Finest, and a cinema without stepping outside.
The three quays — Robertson, Clarke and Boat — are within a 10- to 15-minute river-side walk, making River Green one of the few D9 leasehold projects where daily dining options include both the casual Robertson Quay cafe strip and the upmarket Clarke Quay nightlife cluster.
Amenity
Distance
Great World MRT (TE15)
38 m / <1 min sheltered walk
Great World Shopping Mall
Link-way via MRT
Orchard MRT
1 stop
River Valley Primary School
~550 m
Anglo-Chinese School (Junior)
~1.5 km
Robertson Quay
~700 m
Fort Canning Park
~1.2 km
Marina Bay CBD
6 MRT stops / ~10 min drive
Facilities — 48 plus 18 ancillary
The facility deck is unusual for a 524-unit tower: a tennis court (rare at this land size), a 50-metre Stardust Lap Pool, jacuzzi, fitness studio plus main gym, three function rooms, BBQ pavilions, a co-working space branded “Home/Work”, and The Sound Sanctuaries. The rooftop (Level 37) adds a Stargaze Deck with 360° panoramic views of the Singapore River and Orchard skyline, and a Sky Loft with bar facilities.
Eighteen ancillary services round out the offering — concierge, parcel lockers, EV charging, bike parking, EV-enabled lobbies, pet-grooming area. For a single-tower project this density of amenity signals Wing Tai intends River Green to pull the same rental tenant pool as Martin Modern and Riviere without the pound-for-pound freehold quantum.
Worked example — 2-Bedroom Premium (603 sqft)
Assuming an indicative launch PSF of S$3,000, the absolute quantum lands near S$1,809,000. For a Singapore-Citizen first-property owner:
Buyer’s Stamp Duty: S$57,590
ABSD (SC first property): Nil
25% downpayment: S$452,250 (5% cash minimum)
Loan 75% at 3.5% over 30 years: monthly instalment ≈ S$6,093
Typical D9 monthly rent for 2BRP: S$5,800–S$6,400 (gross yield ~3.8%–4.2%)
Developer — Wing Tai’s River Valley playbook
Wing Tai Holdings has delivered more than 80 residential projects across Singapore, Malaysia and Hong Kong since its 1963 Singapore incorporation. The River Valley / Orchard cluster alone includes Helios Residences, The Draycott, and the resale-outperformer Le Nouvel Ardmore. Winchamp Investment, a wholly-owned Wing Tai subsidiary, won the River Valley Green Government Land Sales (GLS) parcel in April 2024 with a top bid that factored in the Great World MRT adjacency premium.
Key takeaway
River Green is the cleanest “MRT-at-the-door, District 9, reasonable quantum” launch in the market right now. The constraint is vertical — one tower, 524 units, 15 stacks means view and facing are highly priced into the individual unit. Expect the south-east-facing Singapore River stacks on levels 20+ to command a 5%–8% premium over north-west stacks, and for the 1-Bedroom (420 sqft) inventory to transact first on launch weekend.
Who River Green suits
Orchard-adjacent professional couples who commute to Raffles Place, Orchard or Marina Bay and want one-stop MRT access to Orchard. The 2-Bedroom (527 sqft) at under S$1.6m indicative quantum is the anchor unit.
Empty-nester right-sizers from the neighbouring freehold stock (Aspen Heights, Valley Park, The Regency) who want smaller floor plates in a newer building while keeping the River Valley address. The 3-Bedroom (786–883 sqft) is the likely trade-down.
Yield investors priced out of freehold D9 but still wanting CCR stamp. With D9 rental yield averaging 3.6%–4.1% on new launches, the 1BR (420 sqft) at target launch PSF delivers the cleanest cash-on-cash return.
Frequently asked questions
Who developed River Green? Winchamp Investment Pte Ltd, a wholly-owned subsidiary of Wing Tai Holdings.
What is the tenure? 99-year leasehold.
How many units at River Green? 524 units in a single 36-storey tower with rooftop garden.
How close is Great World MRT? A 38-metre sheltered walk from the side gate to exit 4 — under a minute.
What is the smallest unit? 1-Bedroom at 420 sqft (70 units). No sub-420-sqft shoebox inventory.
What is the largest unit? 4-Bedroom at 980 sqft (35 units).
Are pets allowed? Standard condo pet policy subject to post-TOP Management Corporation rules.
When will River Green be ready? Expected TOP is around 30 June 2030.
Is River Green freehold? No — 99-year leasehold.
Which primary school zones apply? Within 1 km: River Valley Primary. Within 1–2 km: Alexandra Primary, Zhangde Primary, Anglo-Chinese School (Junior).
Disclaimer: Data is compiled from the developer’s publicly available information release (June 2025) and authoritative government sources as at publication. Unit sizes, counts, pricing indications and completion timelines are subject to change without prior notice. Prospective buyers should verify all data directly with the developer and obtain independent legal, tax and financial advice before committing. LovelyHomes is an independent editorial publication, not a real-estate agency.
Where: Ganges Avenue / Havelock Road, District 3 (RCR border with CCR) — walking distance to Havelock MRT (TEL).
Who: CDL-MFA Altair Property Pte Ltd — a joint venture between City Developments Limited and Mitsui Fudosan.
What: Two 62-storey residential towers plus a 36-storey serviced apartment block, over a retail podium (supermarket, F&B, early-childhood centre).
Size: 706 residential units, 1-Bedroom+Study (474 sqft) up to 5-Bedroom Supreme (1,819 sqft) and two 5-Bedroom Penthouses (2,659–2,756 sqft).
Tenure: 99-year leasehold from 15 July 2024. Expected launch — Q3–Q4 2025 preview, 2026 sales.
The Havelock story — why Zyon Grand matters
Zyon Grand is the largest private residential launch on the Havelock stretch in more than a decade, and the first in Singapore to combine CDL’s long-running urban-regeneration playbook with Mitsui Fudosan’s Japanese residential finishing. Sited on the former Zion Road car-park parcel handed out under the 1H2023 Government Land Sales confirmed list, the development brings 706 homes to District 3 at a time when private supply in the RCR fringe of the Core Central Region has thinned considerably.
For buyers, the proposition is precise. You are paying for a 62-storey floor plate with Marina Bay and Fort Canning views on one side and the Singapore River bend on the other, with direct five-minute access to Havelock MRT on the Thomson-East Coast Line. For investors, you are paying for a mixed-use plot where the serviced-apartment block underneath professionalises the rental pool next door — a cadence that has historically supported pricing at Canninghill Piers and Irwell Hill Residences.
Project snapshot
Attribute
Detail
Project name
Zyon Grand
District
District 3 — Tiong Bahru / Queenstown / Alexandra (Havelock cluster)
The breakdown below is taken from the developer’s September 2025 Unit Mix schedule. Roughly 83% of the stack is one- to three-bedroom inventory — the investor and right-sizer heartland — with a disciplined 17% large-format tail aimed at multi-generational households.
Unit type
Est. area (sqft)
Units
1-Bedroom + Study
474
59
2-Bedroom
538
59
2-Bedroom Premium
646
59
2-Bedroom Premium + Study
721
118
3-Bedroom
818
59
3-Bedroom Deluxe
861
118
3-Bedroom Premium + Study
1,055–1,076
116
4-Bedroom Premium (private lift)
1,421
40
4-Bedroom Supreme (private lift)
1,518
40
4-Bedroom Supreme + Study (private lift, L44–61)
1,615
18
5-Bedroom Supreme (private lift, L44–61)
1,819
18
Penthouse (5-Bedroom, private lift)
2,659–2,756
2
Total
706
Location & connectivity
The site fronts Ganges Avenue with Zion Road and Havelock Road forming the immediate road hierarchy. The Thomson-East Coast Line has materially re-priced this micro-market: Havelock MRT (TE16) opened in November 2022, and two stops north is Orchard (TE14), two stops south is Marina Bay (TE20). The residential lobbies sit within a five- to seven-minute level walk of Havelock station under sheltered walkways.
For drivers, Central Expressway (CTE) entry is one turn away via Kim Seng Road, and the Ayer Rajah Expressway (AYE) is reachable in under ten minutes via Havelock Road. The CBD at Raffles Place is a three-kilometre drive; the International Business Hub at one-north is six kilometres via the AYE.
Amenity
Distance
Havelock MRT (TE16)
~400 m / 5 min walk
Great World MRT (TE15)
~800 m / 10 min walk
Tiong Bahru Plaza
~1.3 km
UE Square & Robertson Quay F&B
~700 m
Orchard Road (Ion, Takashimaya)
2 MRT stops
Raffles Place CBD
4 MRT stops / 8 min drive
River Valley Primary School
~1.2 km
Outram Community Hospital / SGH
~2 km
Design — the Ikebana tower
The concept architect Nikken Sekkei — Asia’s oldest architectural practice — takes its inspiration from the Vanda Miss Joaquim, Singapore’s national flower, and the Japanese ikebana tradition of elevating a single bloom. In massing, this translates to slender 62-storey towers wrapped in petal-like fins that double as solar-shading louvres. A cluster of petals form gentle eaves at the sky deck levels.
At ground level, the 36-storey serviced-apartment tower steps down to a multi-storey retail podium with a supermarket, a selection of F&B outlets and an early-childhood development centre. This is an important provision: Ganges Avenue currently lacks a full grocery anchor, and the retail podium solves daily errands without a car.
Worked example — 2-Bedroom Premium + Study (721 sqft)
Assume an indicative launch PSF of S$3,200 on a mid-floor 721 sqft unit. Absolute price ≈ S$2,307,200. For a Singapore-Citizen first-property owner:
City Developments Limited has delivered more than 50,000 homes and 23 million sqft of gross floor area across 29 countries. Recent Singapore completions and ongoing projects include Canninghill Piers (99.63% sold), Irwell Hill Residences (100% sold), The Myst and Newport Residences (launched January 2026). Mitsui Fudosan brings Japanese craftsmanship standards honed across Tokyo Midtown, Nihonbashi redevelopments, and their Singapore JVs on Copen Grand EC and Norwood Grand. The pairing should translate into quiet, high-tolerance finishing — slim mullions, recessed skirting, flush thresholds — typical of Mitsui’s Japan inventory.
Key takeaway
Zyon Grand’s value is the intersection of height (62 storeys, one of the tallest residential profiles this side of Orchard), transit (Havelock MRT under 500 m), and mixed-use convenience (supermarket + ECDC + F&B at the podium). Price discipline will be tested at launch — the comparable set (Bencoolen, Canninghill, Orchard Boulevard) is pushing towards S$3,300 psf, and CDL has historically anchored between 2% and 5% below its own resale comps to move the stack.
Who Zyon Grand suits
Right-sizer couples and empty nesters who have sold a larger OCR condo and want single-MRT access to Orchard, SGH and Marina Bay without committing to an Orchard Boulevard tower. The 3-Bedroom Deluxe (861 sqft) at roughly S$2.7m indicatively will attract this buyer profile.
Investors targeting high-rise city-fringe yield who are priced out of D9 freehold stock but want a high-transit leasehold with strong rentability. The 1BR+Study (474 sqft) and 2BR (538 sqft) are the yield plays; expect S$3.5k–S$4.8k monthly rent depending on stack and floor.
Multi-generational families who want private-lift 4BR and 5BR inventory on levels 44–61 where the Fort Canning, Marina and Singapore River views open up. The Penthouse (2,659–2,756 sqft) with private lift will be the trophy.
What to watch at preview
Three data points will matter when the showflat opens. First, the median launch PSF relative to Canninghill Piers’ resale band (currently S$3,000–S$3,200 psf on transacted caveats) and Irwell Hill’s new-sale comparables — any number below S$3,150 will move quickly. Second, the split of 1BR+Study vs 2BR — if the 1BR+Study is priced under S$1.6m absolute, expect the first-weekend take-up to tilt heavily towards the 59-unit 1BR+Study allocation. Third, the stack orientation matrix: south-facing stacks on the Singapore River should carry a premium of 3%–6% over north-facing stacks per the schematic.
Frequently asked questions
What is the tenure of Zyon Grand? 99-year leasehold commencing 15 July 2024. Effective remaining tenure at expected TOP (2029) is ~94 years.
Who is the developer? CDL-MFA Altair Property Pte Ltd — a joint venture between City Developments Limited and Mitsui Fudosan.
How many units at Zyon Grand? 706 residential units across two 62-storey towers, plus a separate 36-storey serviced-apartment block.
Is Zyon Grand near an MRT? Yes — about 400 metres / 5 minutes sheltered walk to Havelock MRT (TE16) on the Thomson-East Coast Line. Great World MRT (TE15) is also reachable in under ten minutes.
What is the smallest unit? 1-Bedroom + Study at 474 sqft (59 units total).
What is the largest unit? A 5-Bedroom Penthouse with private lift at 2,659–2,756 sqft. Only two penthouses in the development.
Which school zones apply? Within 1 km: River Valley Primary, Zhangde Primary. Within 1–2 km: Gan Eng Seng Primary, Alexandra Primary, Cantonment Primary.
When can I view the showflat? Target preview was Q3–Q4 2025 with sales moving into 2026. Check with a direct developer channel for current appointments.
Is this considered CCR or RCR? District 3 is officially RCR (Rest of Central Region), but Zyon Grand sits at the CCR border — the Singapore River and Havelock Road corridor is functionally a CCR-fringe address.
Are pets allowed? Standard condominium pet policy under the Building Maintenance and Strata Management Act; two dogs of approved breeds will typically be permitted. Final rules are set by the Management Corporation Strata Title after TOP.
Disclaimer: Information in this article is collated from publicly available developer material and government data as at publication date. Unit sizes, price indications, and completion timelines are subject to change without prior notice. Prospective buyers should verify all data directly with the developer and obtain independent legal, tax and financial advice before committing to a purchase. LovelyHomes is an independent editorial publication and is not a real-estate agency.
