Quick Answer — Zyon Grand in 30 seconds
- 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) |
| Tenure | 99 years from 15 July 2024 |
| Developer | CDL-MFA Altair Property Pte Ltd (CDL × Mitsui Fudosan) |
| Total units | 706 residential + a serviced-apartment block |
| Block mix | 2 × 62-storey residential + 1 × 36-storey serviced apartments |
| Concept architect | Nikken Sekkei Ltd (Tokyo) |
| Project architect | ADDP Architects LLP |
| Landscape | Ecoplan Asia Pte Ltd |
| Expected TOP | 2029 (subject to authority approval) |
Unit mix & sizing
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:
- Buyer’s Stamp Duty (BSD, 1-property): S$75,588
- ABSD (SC first property): Nil
- 25% downpayment (5% cash minimum + 20% cash/CPF): S$576,800
- 75% loan at 3.5% p.a. for 30 years: monthly instalment ≈ S$7,770
- Expected monthly rental (D3 prime): S$5,400–S$6,200 (gross yield 2.8%–3.2%)
Developer track record
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.
Related reading on LovelyHomes
- CCR, RCR, OCR explained: Singapore’s three market regions (2026)
- Integrated developments in Singapore: the 2026 guide
- ABSD Singapore 2026: complete Additional Buyer’s Stamp Duty guide
- Condo downpayment in Singapore: LTV, cash and CPF (2026)
- Freehold vs 99-year leasehold in Singapore (2026)
- Singapore property market outlook 2026
Authoritative external references
- URA Private Residential Transactions (caveats) — real-time price discovery for District 3.
- LTA Train Network Map — Thomson-East Coast Line connectivity.
- IRAS — Buyer’s Stamp Duty on residential property.
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.
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