Type

Units

Min Area

Price Range

4 BR

3778 sqft

S$8.2M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$8.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.6M on this acquisition.
Located 6 min (460 m) from TE15 Great World MRT Station.

Price Trends & Rental Yield

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Yong An Park: Prestige Living on River Valley Road

Yong An Park stands as a distinguished residential address on River Valley Road, one of Singapore's most coveted postcodes nestled within District 5. This established condominium development occupies a prime riverside location that combines urban convenience with refined living standards. The address places residents within striking distance of the vibrant Great World precinct, a cultural and commercial destination that has undergone significant rejuvenation in recent years, enhancing the appeal and vibrancy of the immediate neighbourhood.

The development is strategically positioned just six minutes' walk from Great World MRT station on the Thomson-East Coast Line, providing seamless connectivity to Singapore's broader transport network. This proximity to a major interchange hub has historically supported strong capital appreciation and rental demand across this micromarket. Residents enjoy direct access to the business district, lifestyle amenities, and connectivity to all key economic nodes across the island without relying solely on private vehicles.

Spacious Unit Configurations and Design Philosophy

Units within Yong An Park are conceived with generous proportions and thoughtful spatial planning. The development offers multiple configurations spanning across different bedroom counts, with layouts that prioritise unobstructed sightlines and grand entertaining spaces. Living and dining areas are deliberately scaled to accommodate formal gatherings and everyday family living without compromise, whilst bedrooms are generously proportioned to serve as true retreats rather than mere sleeping quarters.

The architectural approach emphasises natural light and cross-ventilation, with unit orientations carefully designed to maximise views across the River Valley precinct. This thoughtful planning has established the development's reputation for delivering homes that feel substantially more spacious than their square footage might suggest to buyers accustomed to more compact urban offerings.

Comprehensive Lifestyle and Recreational Facilities

As an established condominium development, Yong An Park provides the full suite of facilities expected by its affluent resident base. Common areas and amenities support both active recreation and tranquil leisure, catering to diverse household preferences. The development's maturity means that landscaping and recreational spaces have reached their full aesthetic potential, creating an environment that feels settled and established rather than nascent or provisional.

Residents benefit from professionally managed facilities that maintain high standards of upkeep and accessibility. The comprehensive amenity offering supports a lifestyle that extends beyond the private unit, enabling residents to enjoy premium communal experiences within their own address.

Investment Credentials and Capital Appreciation Dynamics

River Valley remains one of Singapore's most sought-after residential districts, with a constrained supply of available land and established character that resists wholesale redevelopment. Yong An Park's position within this micromarket—combined with its proximity to the major transport and retail node at Great World—positions it favourably for long-term capital appreciation. The precinct's transformation over the past decade has driven sustained demand from both owner-occupiers and investors seeking exposure to a regenerating yet established neighbourhood.

The development's established status means transaction data is readily available for comparative analysis, supporting informed investment decision-making. Properties in this location have demonstrated resilience across market cycles, reflecting the enduring appeal of River Valley addresses to Singapore's most affluent buyer segments.

Neighbourhood Context and Lifestyle Positioning

River Valley Road itself is characterised by mature landscaping, tree-lined streets, and a prevailing sense of spaciousness that distinguishes it from more densely developed parts of the island. The immediate neighbourhood encompasses heritage shophouses, contemporary cultural venues, and curated hospitality establishments that appeal to cosmopolitan residents seeking a sophisticated urban lifestyle.

Great World's recent evolution has introduced new cultural programming, dining concepts, and retail offerings that enhance the desirability of the surrounding residential district. This transformation has attracted a demographic that values both convenience and cultural richness, elevating the profile of addresses within walking distance of this precinct. Yong An Park's positioning captures this dual appeal: established residential tranquility combined with proximity to vibrant cultural and commercial activity.

Market Positioning and Buyer Suitability

The development appeals to established households seeking substantial, well-appointed residences in an established prestigious address. Buyers typically comprise successful professionals, business owners, and investors for whom location prestige and proven capital appreciation take precedence over newness. The spacious unit configurations particularly suit growing families and those who entertain regularly, distinguishing the offering from more compact boutique developments.

For investors, the development's location, transport connectivity, and track record of occupier demand support rental yield potential. The proximity to Great World positions units favourably for both owner-occupier and investment-intent buyers, underpinning dual demand pathways that strengthen market resilience.

Accessibility and Transport Integration

The six-minute walk to Great World MRT represents exceptional transport accessibility for a residential address of this calibre. The Thomson-East Coast Line provides direct connectivity to Orchard Road, Marina Bay, and emerging growth corridors, reducing commute friction for professionals based across multiple districts. This transport advantage has historically commanded a pricing premium for developments in this immediate vicinity and continues to drive both owner-occupier and investor demand.

The station's position as a major interchange and commercial hub means that proximity to it confers not only transport convenience but also association with an increasingly prominent precinct that is reshaping perceptions of this part of District 5.

Pricing and Market Positioning

Yong An Park commands pricing reflective of its River Valley address, established status, spacious configurations, and proximity to Great World MRT. Market transactions for comparable units in this location have trended upwards over recent years, supporting an appreciating asset base. Prospective buyers should anticipate pricing in line with District 5's positioning as one of Singapore's premium residential markets, where location scarcity and established prestige command corresponding valuations.

The development's maturity means that pricing reflects actual transaction evidence rather than pre-launch speculation, providing clarity for buyers conducting comparative analysis against competing addresses in the same micromarket and district.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Yong An Park as an investment property?

Rental yields for units at Yong An Park typically range between 2.5% and 3.5% gross, depending on unit configuration, floor level, and prevailing market rental demand. The development's River Valley location and proximity to Great World MRT support consistent occupier demand from both expatriate professionals and local tenants seeking established, well-appointed residential addresses. Investment-grade units within the development have demonstrated relatively stable occupancy rates, though rental yields fluctuate with broader market cycles and the supply of competing rental stock in District 5. To optimise rental returns, investors should focus on configurations that appeal broadly to the rental market—typically units offering flexibility and generous entertaining spaces—and consider the impact of management efficiency and maintenance costs on net yield calculations.

How does the per-square-foot pricing at Yong An Park compare to recent comparable transactions in River Valley and District 5?

Yong An Park's per-square-foot pricing for units in the development typically aligns with $2,100 to $2,400 psf for similar-vintage, comparably-located condominium stock in River Valley, reflecting the established prestige of the address and proximity to Great World MRT. Recent transactions in the immediate micromarket—including other mature developments within a 500-metre radius—have established a pricing corridor that Yong An Park occupies competitively. The development's spacious unit configurations often command slightly higher per-square-foot premiums relative to more compact boutique developments, as buyers value the generous floor plates and entertaining capacity. Prospective purchasers should request recent comparable transaction data from their advisers to validate pricing against the current market range, particularly as this district has experienced capital appreciation over recent years.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a unit at Yong An Park as a second residential property?

Singapore Citizens purchasing Yong An Park as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. This means a buyer acquiring a S$8 million unit would incur ABSD of approximately S$1.6 million in addition to standard buyer's stamp duty. The combined stamp duty liability (standard plus ABSD) becomes a material consideration in total acquisition costs and should be factored into financing arrangements and cash reserves planning. Buyers should engage their conveyancing advisers early to model the complete tax position, including the impact of ABSD on their overall investment returns if the property is ultimately held as rental or investment stock. For upgraders or investors, the 20% ABSD rate represents a significant cost premium relative to first-time buyer purchases and necessitates careful underwriting of investment returns to ensure the property acquisition remains economically justified.

Does Yong An Park carry lease decay risk, and how might lease length affect future resale value?

Yong An Park is structured as a freehold development, which eliminates lease decay risk entirely and preserves capital value indefinitely without the erosion that affects leasehold properties as lease tenures expire. This freehold status represents a material advantage over the majority of Singapore's condominium stock, as it removes the headwind of declining lease length that typically pressures resale values in leasehold properties below 85-year lease tenures. Freehold ownership also simplifies financing, as some institutional lenders impose heightened scrutiny or reduced loan-to-value ratios for leasehold properties with shorter remaining tenures. The freehold tenure supports long-term capital appreciation potential and eliminates the future scenario where buyers face costly collective en bloc sales, lease extension negotiations, or value erosion as lease length diminishes. For estate planning and wealth preservation purposes, freehold ownership represents a material structural advantage that differentiates Yong An Park from leasehold alternatives in the same district.

How does proximity to Great World MRT station affect demand and capital appreciation at Yong An Park?

The six-minute walk to Great World MRT station on the Thomson-East Coast Line represents a material capital appreciation driver for Yong An Park, as it provides transport connectivity that reduces commute friction for professionals employed across multiple business districts. Properties within immediate walking distance of major MRT interchanges have historically commanded pricing premiums of 8% to 15% relative to similar-quality stock located 15+ minutes' walk from stations, reflecting buyer willingness to pay for transport convenience. Great World's evolution as a commercial and cultural hub has amplified the station's prominence, making the surrounding residential district increasingly attractive to both owner-occupiers and investors seeking convenience combined with lifestyle amenities. The station's position as a major interchange means future transport infrastructure expansions or service frequency enhancements would likely benefit properties in this immediate vicinity. Given the scarcity of River Valley land with this level of transport accessibility, the MRT proximity represents a durable appreciating asset attribute that should support resilience across property market cycles.

Which buyer profiles is Yong An Park best suited for—HNW individuals, upgraders, first-time buyers, or investors?

Yong An Park is ideally positioned for established high-net-worth individuals and experienced upgraders seeking substantial, prestige-located residences where location prestige and spacious configurations command premium valuations. The development's spacious unit layouts and established reputation particularly appeal to buyers entertaining regularly or requiring multiple home offices, distinguishing it from more compact offerings. Existing homeowners upgrading from smaller or more isolated locations will appreciate the River Valley address, established facilities, and proximity to lifestyle amenities, making it a natural progression property. First-time buyers, whilst not precluded, typically find the absolute purchase price and acquisition cost hurdles (including ABSD for any second-property scenario) better suited to developers targeting that demographic at lower price points. Investors benefit from the development's established track record, rental demand, and capital appreciation trajectory, though the prestige positioning means acquisition costs are higher than emerging-area alternatives. The development's appeal to quality-conscious, financially-robust buyer segments supports sustained demand across market cycles, benefiting both owner-occupiers and investment purchasers.

What Total Debt Servicing Ratio (TDSR) and financing headroom should I model at Yong An Park's typical price points?

At Yong An Park's typical price points ranging upwards from S$8 million, prudent buyers should model Total Debt Servicing Ratio (TDSR) scenarios at 60% to 65% to maintain comfortable financing headroom and protect against rising interest rate environments. For a S$8 million purchase with a 30% down payment (S$2.4 million), buyers would typically finance approximately S$5.6 million, and at current mortgage rates near 4%, monthly debt servicing would approximate S$27,000, requiring a gross monthly household income around S$42,000 to S$45,000 to remain within prudent TDSR parameters. Buyers should engage mortgage brokers early to confirm their maximum loan eligibility, as some lenders apply heightened scrutiny or reduced loan-to-value ratios for properties in the S$5+ million transaction band. The freehold tenure at Yong An Park supports stronger loan terms relative to leasehold alternatives, potentially enabling better rate negotiation or higher LTV ratios. Conservative buyers should model interest rate scenarios at 5% to 6% to assess debt servicing sustainability across potential rate-cycling scenarios, ensuring property acquisition remains economically prudent even if refinancing becomes necessary in subsequent years.

How does Yong An Park compare to competing developments in River Valley and the surrounding District 5 micromarket?

Yong An Park competes primarily against other established, spacious residential developments located within 1 kilometre of Great World MRT, including properties in the River Valley and Mohamed Sultan precincts that command comparable prestige positioning and pricing tiers. Compared to boutique new launches in the same district, Yong An Park offers greater spaciousness, established track record, mature landscaping, and a more cosmopolitan occupier base, though newer competing developments may offer contemporary design and extended defects liability periods. Relative to heritage or conservation-area addresses in surrounding neighbourhoods, Yong An Park provides more comprehensive facilities and greater unit standardisation, though some competing addresses may command heritage prestige or more intimate community scales. Transaction evidence and rental data for comparable properties across this micromarket should inform comparative analysis; prospective buyers should request recent comparable sales and rental comps from their advisers to validate pricing and rental yield assumptions. The development's freehold tenure represents a structural advantage over many leasehold alternatives in the same district, which may partially justify premium positioning relative to newer leasehold competitors.

What unit stacks or floor levels at Yong An Park typically offer the best value and resale potential?

Mid-level units (approximately floors 10-25) at Yong An Park typically offer optimal value balance, as they command views and natural light advantages of higher floors whilst avoiding the premium pricing commanded by penthouses or peak-level units that appeal to a narrower buyer segment. Units positioned on quiet-side stacks or facing the River Valley greenery rather than busier road-fronting aspects often achieve better rental yields, as tenants typically value tranquility and natural vistas. Larger bedroom configurations (4-bedroom units) across all floor levels typically exhibit stronger capital appreciation, as they appeal to both growing family upgraders and investors seeking prestige-positioned rental stock. When comparing units at similar price points, buyers should favour configurations offering flexibility (such as convertible studies or large secondary living areas) over rigid multi-bedroom layouts, as flexible units appeal to broader tenant demographics and support improved rental marketability. Purchasing off-peak or less-marketed units within the development—rather than flagship penthouses or corner towers—often enables better negotiation and achieves superior long-term returns, as peak-premium units tend to attract speculative pricing that can experience sharper corrections in downturns.

What is the future supply pipeline in District 5 and River Valley, and how might new development affect Yong An Park's appreciation?

District 5 and the River Valley precinct are characterised by constrained new supply, as available land is extremely limited and much of the area comprises established residential or conservation-designated sites subject to development restrictions. Any remaining development sites in River Valley are typically limited to small-scale infill opportunities or potential collective en bloc consolidations, meaning large-scale new supply is unlikely to materially flood the market in the near to medium term. The Great World precinct's recent completion and ongoing retail/cultural activation represent the most significant nearby supply addition; however, this is non-residential mixed-use stock that complements rather than competes with residential offerings. Investor demand and capital flowing into established District 5 addresses is likely to remain robust given the scarcity of well-located, freehold residential stock with transport accessibility. Prospective Yong An Park buyers should feel confident that supply constraints in this immediate micromarket will support sustained demand and capital appreciation, particularly if Singapore's population growth or foreign wealth inflows drive continued interest in prestige residential addresses. The limited development pipeline in River Valley represents a structural market advantage for established developments like Yong An Park, contrasting with more dynamic estates where new supply cycles may periodically pressure valuations.

Condominium At Yong An Park — From S$8.2M