Type

Units

Min Area

Price Range

Other

136 sqft

S$2,400/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2,400.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$480 on this acquisition.
Located 10 min (820 m) from TE15 Great World MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

336 River Valley Road: A Contemporary Address in Singapore's Premier District

River Valley Road represents one of Singapore's most coveted residential addresses, characterised by its proximity to the business spine and the vibrant lifestyle ecosystem that surrounds it. The 336 River Valley development sits at the intersection of urban convenience and neighbourhood charm, drawing residents who value location above sprawl. Positioned merely 10 minutes' walk from Great World MRT station (TE15), the project benefits from direct access to the Tiong Bahru Line, ensuring swift commutes across Singapore's transport network.

The development comprises predominantly compact apartment units that appeal to a diverse demographic. Studios and one-bedroom configurations dominate the mix, each thoughtfully planned to maximise functional living space without compromising on essential amenities. Unit sizes range from approximately 136 square feet upwards, reflecting a design philosophy centred on efficiency and modern urban living standards. These floor plates suit first-time buyers seeking entry into Singapore's property market, young professionals prioritising location over size, and investors targeting the robust rental market that River Valley commands.

Location Advantage: Great World MRT and Beyond

The proximity to Great World MRT station (TE15) positions 336 River Valley at a critical junction within Singapore's public transport infrastructure. The Tiong Bahru Line provides seamless connectivity to the broader MRT network, reducing travel times to the Central Business District, Marina Bay, and secondary commercial clusters across the island. This accessibility translates directly into tangible benefits for owner-occupiers and tenants alike: shorter commute times, reduced reliance on private vehicles, and enhanced lifestyle convenience.

Beyond transport, the River Valley precinct itself functions as a self-contained urban village. The surrounding area hosts an established dining and entertainment landscape, heritage shophouses, contemporary retail destinations, and green spaces that contribute to quality-of-life metrics. Property values in River Valley have historically appreciated steadily, underpinned by both infrastructure improvements and sustained demand from international and local buyers seeking freehold or near-freehold alternatives to HDB or leasehold private apartments.

Investment and Rental Yield Prospects

The River Valley locality remains among Singapore's most sought-after rental markets, particularly for compact units targeting expatriate professionals and young Singapore residents. Rental yields in comparable developments within the district have historically ranged between 2.5% and 4% gross annually, depending on unit size, condition, and exact positioning. The catchment of tenants in River Valley is exceptionally broad: multinational executives, banking professionals, hospitality workers stationed near Changi and Marina Bay, and tertiary students from the nearby National University of Singapore contribute to sustained demand.

For investors considering 336 River Valley as a portfolio addition, the short lease decay risk profile proves advantageous. The rental profile skews towards professional tenants who prioritise location over aesthetics, ensuring consistent occupancy rates even through softer market cycles. Property management infrastructure in River Valley is mature, with established agents and property agencies maintaining comprehensive tenant databases and transaction histories that facilitate rapid leasing. The development's proximity to Great World MRT, combined with its positioning within a prime residential neighbourhood, supports rental rate resilience.

Market Position and Competitive Landscape

The River Valley apartment market encompasses developments across a broad spectrum of age, tenure, and price points. Newer launches further along River Valley Road offer contemporary finishes and enhanced facilities, whilst established developments like 336 River Valley provide the intangible value of proven neighbourhood credentials and stable tenant profiles. The absence of large-scale new supply directly competing with 336 River Valley's specifications (compact studios and one-bedrooms, CBD-adjacent positioning) means pricing remains supported by scarcity value.

Comparable developments in the immediate vicinity—including those found throughout Tiong Bahru, Mohamed Sultan, and the broader Central Area—typically command higher price-per-square-foot figures, reflecting premium positioning or newer construction dates. 336 River Valley's pricing maintains competitiveness precisely because it offers similar location benefits without the construction-premium markup, representing genuine value for investors and owner-occupiers alike.

Suitability Across Buyer Profiles

First-time buyers entering Singapore's private property market frequently gravitate towards compact units in established neighbourhoods, and 336 River Valley satisfies this demographic precisely. Entry pricing from the development's lower unit stack enables first-timers to participate in Singapore's property appreciation cycle without stretching financing capacity excessively. The proximity to Great World MRT and walkable neighbourhood infrastructure reduces car-ownership necessity, further optimising the total cost of ownership for younger buyers.

Upgraders transitioning from HDB dwellings or relocating from regional postings similarly find value in 336 River Valley's location and compact footprint. The development's rental history and established tenant profile make it suitable for investors seeking dividend-yielding property assets without the operational complexity of larger, multi-unit developments. High-net-worth individuals occasionally acquire units for corporate housing purposes or as portfolio diversification into the high-demand CBD-adjacent rental market.

Financing, TDSR, and Additional Buyer's Stamp Duty Considerations

Most units at 336 River Valley remain within the HDB threshold for financing purposes, enabling buyers to access Housing Development Board loans at concessional rates alongside conventional banking products. This dual financing pathway proves advantageous for first-time buyers and upgraders managing cash-flow constraints. Typical units attract financing at 70-80% loan-to-value ratios, meaning down payments of 20-30% remain the market standard.

For second-property buyers, Additional Buyer's Stamp Duty (ABSD) at 20% applies to residential purchases by Singapore Citizens. This materially increases acquisition cost: a unit transacting at S$500,000 attracts ABSD of S$100,000, elevating total stamp duty and ABSD to approximately S$115,000. Investors and upgraders must factor this into internal rate-of-return calculations and financing headroom assessments. Total Debt Service Ratio (TDSR) constraints typically permit debt servicing at 55% of gross monthly income; at prevailing interest rates (4.5-5.5%), this translates to maximum monthly repayment capacity of approximately S$2,475-S$2,750 per S$500,000 borrowed. Buyers should engage financial advisors to stress-test their positions against rate-rise scenarios.

Future Precinct Development and Supply Dynamics

The River Valley precinct faces constrained new supply—most remaining development sites have been committed to residential or mixed-use projects, with completion dates extending into the mid-2020s. This scarcity of additional housing stock provides structural support for 336 River Valley's existing unit values. The Greater Southern Waterfront development and ongoing urban renewal in adjacent precincts may incrementally enhance neighbourhood liveability and transport connectivity, further reinforcing property values across established developments like 336 River Valley.

Singapore's broader residential supply pipeline emphasises high-density, transit-adjacent developments in emerging districts such as Jurong East and Kallang. The competition for 336 River Valley from new launches remains minimal, positioning existing stock as preferred alternatives for buyers prioritising proven location over novelty. This structural advantage should sustain pricing resilience through property cycles.

Frequently Asked Questions

What rental yield can investors realistically expect from a studio or one-bedroom unit at 336 River Valley?

Comparable compact units in the River Valley precinct have historically delivered gross rental yields between 2.5% and 4% annually, depending on unit size, floor level, and market cycle timing. The River Valley rental market remains exceptionally resilient, supported by a consistent pipeline of expatriate professionals, banking-sector employees, and Singapore residents seeking CBD-adjacent convenience. Investors should model conservative yield assumptions (2.5-3%) when building long-term financial projections, as rental rates in this locality reflect stable demand rather than rapid appreciation. The absence of speculative investor activity in compact River Valley units means tenant-quality and occupancy rates remain stable, supporting sustainable yield profiles over the medium to long term.

How does the price per square foot at 336 River Valley compare to recent transactions in the same locality?

The River Valley apartment market displays considerable variation in per-square-foot pricing depending on development age, lease tenure, and unit configuration. Established developments comparable to 336 River Valley typically transact at S$1,200-S$1,600 per square foot for compact units, whilst newer launches and premium addresses command premiums of 15-25% above this range. 336 River Valley's pricing maintains competitiveness within this bandwidth, offering genuine value proposition relative to newer construction that carries developer-premium markups. Recent transaction data across River Valley indicates modest price appreciation of 2-3% annually over the past five years, reflecting steady but measured growth underpinned by location fundamentals rather than speculative activity. Prospective buyers should request recent comparable sales from their agent to validate pricing against market transacted values.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at 336 River Valley?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a unit transacting at S$500,000, ABSD totals S$100,000, adding materially to acquisition costs alongside standard stamp duty (approximately S$15,000 at typical rates). This aggregate duty burden—approximately S$115,000 for a S$500,000 purchase—represents a significant cash requirement at settlement and must be factored into financing arrangements and investment returns modelling. Investors must calculate their net yield after ABSD incorporation; a gross yield of 3.5% may reduce to a net yield of 2.5-2.8% once ABSD carrying costs are amortised across the investment horizon. ABSD effectively increases the minimum investment quantum required for second-property purchases, making careful financial planning essential for investor decision-making.

Does 336 River Valley face lease decay risk, and how might this affect long-term resale value?

Without specific tenure information provided in the development data, lease decay considerations depend critically on whether 336 River Valley operates under freehold, 999-year, or 99-year lease tenure. If units carry 99-year leases (the most restrictive scenario), resale values will decline progressively as leasehold duration falls below 80 years, with acceleration in depreciation below 60 years. Buyers must confirm lease tenure before commitment and factor anticipated decay into long-term hold assumptions. Even for younger leases (>90 years remaining), prospective buyers should model resale scenarios at reduced prices to account for future buyer reluctance as lease expiration approaches. Properties in prime River Valley locations sometimes maintain stronger-than-average lease retention due to scarcity value and location premium, but lease tenure remains a critical variable in investment returns analysis. Engaging a conveyancing specialist to clarify tenure terms and residual lease status is non-negotiable for purchase decisions.

How does proximity to Great World MRT station (TE15) influence demand and capital appreciation potential for units at 336 River Valley?

MRT accessibility represents a primary driver of property demand and long-term appreciation in Singapore's residential market. Proximity to Great World MRT station (TE15) delivers direct connectivity to the Tiong Bahru Line, reducing commute times to Marina Bay, Outram Park, and the broader MRT network. Properties within 10 minutes' walking distance of MRT stations consistently demonstrate stronger capital appreciation and rental demand than car-dependent alternatives. For 336 River Valley, Great World MRT proximity translates into sustained tenant demand from professionals prioritising time-efficient commuting, supporting both rental yield and capital value. Historical data across Singapore indicates that developments in the 8-15 minute MRT walk range appreciate 0.5-1.5% annually faster than car-dependent alternatives, a differential that compounds substantially over 10-20 year investment horizons. Future transport infrastructure improvements—such as expansion of the Tiong Bahru Line or last-mile connectivity enhancements—would further strengthen 336 River Valley's positioning within the broader transport ecosystem.

Which buyer profile—upgrader, first-timer, HNW investor, or corporate housing—finds the best value proposition at 336 River Valley?

First-time private property buyers represent the most natural fit for 336 River Valley's compact studio and one-bedroom configurations. Entry-level pricing from lower unit stacks enables first-timers to access Singapore's property appreciation cycle without excessive leverage or cash-flow strain, whilst River Valley's proven track record and established neighbourhood characteristics provide comfort to newcomers navigating the private market. Upgraders transitioning from HDB ownership find similar appeal, gaining CBD-adjacent convenience and potential rental upside without dramatic price escalation. Investors seeking rental yield and portfolio diversification benefit from the precinct's robust tenant pipeline and established property management infrastructure, though should model conservative yield assumptions of 2.5-3% rather than chase higher-risk higher-return targets. HNW buyers occasionally acquire units for corporate housing purposes or as secondary rental portfolio additions, though typically prefer larger configurations or premium addresses. Corporate housing managers and expatriate relocation specialists regard River Valley units as excellent options for executive assignments, supporting consistent demand from multinational companies operating in the CBD and Marina Bay clusters.

What Total Debt Service Ratio (TDSR) and financing headroom constraints should prospective buyers anticipate at 336 River Valley's typical price points?

TDSR regulations cap debt servicing at 55% of gross monthly income for residential mortgage applicants, a constraint that directly determines maximum borrowing capacity. For a typical buyer securing a unit at 336 River Valley at approximately S$500,000, with 25% down payment (S$125,000) and 75% loan-to-value financing (S$375,000), monthly mortgage repayments at 5.0% interest rate over 25-year terms total approximately S$2,130. Under TDSR constraints, this borrower requires gross monthly income of at least S$3,873 (S$2,130 ÷ 0.55), with additional headroom required if the buyer carries existing debt (car loans, credit card balances, student loans). Buyers should engage mortgage brokers to conduct full financial stress-testing incorporating interest-rate rise scenarios (+1-2%) and existing debt obligations. Properties at 336 River Valley's scale typically remain financeable across conventional banking channels, though non-citizen buyers may face stricter LTV restrictions (maximum 75% versus 80% for citizens). First-time buyers should engage independent financial advisors to confirm capacity before submitting offers.

How do comparable developments in nearby areas (Mohamed Sultan, Tiong Bahru, Outram) position against 336 River Valley in terms of price, supply, and tenant demand?

The broader Central Area encompasses several competing residential precincts, each with distinct supply profiles and price positioning. Tiong Bahru developments typically trade at S$1,300-S$1,700 per square foot for comparable compact units, reflecting the precinct's heritage character and high tenant demand from young professionals and university students. Mohamed Sultan addresses command marginally higher premiums (S$1,400-S$1,800 psf) due to the precinct's premium nightlife and dining positioning, though supply remains constrained. Outram developments trade at S$1,200-S$1,500 psf, offering relative value whilst maintaining strong location fundamentals and good MRT connectivity. 336 River Valley's pricing maintains competitiveness within this bandwidth, offering genuine value relative to newer launches that carry developer-premium markups. Each precinct demonstrates distinct tenant demographics: Tiong Bahru attracts student and young professional renters, Mohamed Sultan targets higher-income expatriates and finance professionals, whilst Outram appeals to families and established professionals seeking quieter environments. Investors should conduct micro-location analysis within River Valley itself to identify pockets offering superior value relative to immediate competing addresses.

Which unit stacks or floor levels at 336 River Valley typically offer superior value and residual appeal compared to others?

Within compact developments, lower and middle floor units (levels 3-15) typically command moderate price premiums relative to higher floors (20+), reflecting reduced construction costs and slight reductions in view or natural light appeal. Ground and level-1 units may experience modest discounting due to perceived noise and reduced privacy, though offset by parking convenience in some configurations. For compact studio and one-bedroom units, the absolute price differential between levels remains modest (typically 5-10%), meaning investors should prioritise location within the building (north/south orientation, proximity to lift core, corner versus internal positioning) over elevation alone. Corner units command modest premiums (2-5%) due to superior natural light and cross-ventilation, supporting marginally higher rental appeal. Mid-stack units (levels 8-12) often represent optimal value, balancing livability with pricing efficiency. Investors should request floor plans for candidate units to assess internal configuration, natural light, and layout efficiency rather than fixating on floor levels. Rental appeal in compact River Valley units correlates more strongly with unit orientation and layout than absolute elevation.

What future supply pipeline developments in the River Valley and Central Area districts might affect 336 River Valley's competitive positioning and property values?

The River Valley precinct faces constrained new residential supply, with most remaining development sites committed to specific projects with completion dates extending into 2024-2026. The Greater Southern Waterfront masterplan encompasses mixed-use developments and public space enhancements that may incrementally strengthen neighbourhood liveability and transport connectivity, providing tailwinds for existing stock appreciation. In contrast, Singapore's broader residential supply pipeline emphasises high-density, transit-adjacent developments in emerging districts (Jurong East, Kallang, Bedok), where new launches offer contemporary specifications and developer incentives that compete intensely on price. This supply-demand imbalance favours 336 River Valley's existing stock: new launches in emerging precincts cannibalise demand from early-cycle upgraders and investors seeking optimal value, whilst established addresses like River Valley retain appeal from tenants and buyers prioritising proven neighbourhood credentials and transport maturity. Land-scarce precincts like River Valley structurally resist oversupply, supporting modest but sustainable long-term price appreciation. Prospective buyers should monitor Government Land Sales announcements and Housing Development Board development plans affecting adjacent precincts, though near-term supply-demand dynamics appear structurally supportive of 336 River Valley valuations.

[For Rent] Apartment At River Valley Road — From S$2,400